Any suggestions or recommendations out there for best rate HELOC (not 2nd mortgage).  

I have done it multiple times and always suggest it as the best way to start.

What do you suggest 

In addition to Nathan's great recommendations, I also suggest verifying that the PMC is licensed.

If you're getting started, I'd suggest focusing on single-family homes in growth areas with strong population trends—let me know if you need help finding the right deal!

See if you can get a copy of The Millionnaire Real Estate Investor by Keller.The Slight Edge and Atomic Habits too.Awesome board with many smart people having own suggestions and ideas to grow wealth!!

And what are the solutions to Pace that you suggest?

Suggestions on learning more about contract for deed?

Out of your list, I suggest the Northern and Western cities you listed (Conroe, Montgomery, and Katy).

This is defined as 30 days or more, and you will easily find nurses, professors, students, and more than need a 1-3 month airbnb.Speaking of, you could rent the whole space mid-term - and I suggest through airbnb or VRBO but you don't have to use those.