I’m looking to put a HELOC on it, but it will need to be converted into a condo structure for that to happen based on the product that I found and like the terms of.  

Since an agency loan like this will provide the best rates and terms, it may be worth waiting. 

Another thing that can help would be to try and locate your new investment property even before your sale happens. 

These houses often have a lot of unknown "demons" versus something that is fully open has less surprises and can actually be less of a project.  

I'd keep 70% as a base and shoot for 90%+ on the high end.I think I'd be pretty happy with 90%. 

For the low/no equity leads, they could be candidates for a Short Sale. 

From what I have read, insurance prices in CA should be much higher than they are now, and insurers are not allowed to raise prices without approval from the State.In one story, a guy wanted to buy insurance and was willing to pay for it but nobody would insure his Pacific Palisades home. 

Some require that bidders rergister weeks in advance of the sale and must be vetted before being allowed to bid. 

That's surprising, I would assume Texas would be on the lighter side of regulations and license requirements. 

Be upfront about being new—agents will appreciate your honesty and can help you navigate the process.