Happy to connect and share whatever resources I can to help you get the ball rolling this year! 

I am on the lending side of things, so if you'd ever like to chat shop and options out there, let me know. 

A very detailed and well thought out description of the landscape.

This last statement shouldn't be construed as a knock on alt. lenders.

Im not expert but Ive took out a heloc and dragged on going on my advise and it suckedHi @Mario Morales, There are 2 things I would pay attention to in the scenario you describe. (1) Most cash out loans are limited to 75% -80% LTV meaning you wouldn't be able to get all of your cash back out. (2) The interest rates I see in the market are closer than what you've listed.

Never built in Houston before so take my feedback with a grain of salt but I'd put money on it being impossible to build a duplex from scratch for $125 a foot (including everything from drawings, engineering, permit fees, general conditions, labor, material, landscaping).Out here in AZ the builder cost is going to be $200 a foot at best, but add 20% on top of that for the client cost.

Is this connecting yet?

Is this a single-family home or a multi-unit? 

But this will depend on the area that you are buying in.

@Stanley Nguyen there really isn't a way around this.