I am looking at different loan options but to break even (not having to put any money of my own in the house after the initial down payment) the current down payment required is that much. 

I've managed to secure the loan for the new house without having to sell the old house first.

The seller was willing to take a secondary position on other property assets and provide a 3yr 4% interest on his loan.

If a HELOC isn't an option due to Texas laws, you could consider a cash-out refinance with another property or a portfolio loan, even if you want to keep your current rate.

Rates tend to be 25 to 50 basis points above commercial (5+ unit) apartment building loans, and 50-100 basis points above residential (1-4 unit) loans.

The risk I am talking about is the financial risk to repay a debt.

Couple is divorcing, husband wants to keep the property; wants ex-wife's name off of property/loan. 

Too bad I was 12 years old and couldnt take out a loan lol not sure how to take this

Interest rates decreasing a little more will be necessary to make this possible, too (DSCR loan).Also I will have another deal refinanced by then and gain about $70,000 of capital from refinancing that.

In our commercial loans we still had 1 to 2 years on our 5 year balloon periods.