I've had some investments perform better than others but section 8 rentals were the one that were most challenging to sustainably operate and my worst performers over an extended period of time.

Any referrals or recommendations for good and qualified brokers, sellers, property management companies, loan brokers, insurance brokers, mortgage brokers, contractors, etc.

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.

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

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

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.

Think of this;  if the buyer can't qualify for a bank loan,,,, why the heck should you stick your head into a note and mortgate noose??   

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.

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

Many investors use new construction loans or bridge financing before refinancing into a long-term DSCR loan.