Do they suggest how to enter the transaction accurately or enter an adjusting Journal Entry.

A lot of local banks tend to have 1-3 year intro periods of lower interest rates for HELOCs, check with some yours. 

With rates in constant flux, you might have opportunities to lock in lower ones.

Alternatively, if I can find a lower cost single fam home where I can cash out 100% of my investment I would do that but those have been harder to find recently. 

A little lower ARV is also ok.I like to use Hocker Title.

I believe subject to transactions, done CORRECTLY, between KNOWLEDGABLE participants, with FULL DISCLOSURE, are typically successful transactions that have benefits for both sides.  

There are definitely options for less than $100k, just depends on how much lower - $75k is doable but less than that gets a liiiiiittle tricky (although still doable in some cases).

This is lower than usual though.Not complaining, just find it interesting. 

Hre are the key things to knowWhat you are bidding on - often oddball properties that are hard to identify and have little value are auctioned offThe true as is value of the property, The tax assessment can be way higher or way lower than the true as is valueThe local laws and how they affet your total costs and returns

Are there any knowledgeable mortgage or finance brokers in the Houston area who have expertise in similar transactions?