To answer some of your questions, I’ve been in it for 9 years my intention was just to live there but then I got the investing bug so not I’m seeing what options I have.

We have 2 San Antonio sub2 deals that are turn key homes and only require about $20-25k to close (assignment fee + closing costs).They're a great option!

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.

If you have any questions on financing options, feel free to DM me.

Your strategy could change the best loan options for you.

Having the info will help you weigh the options and make an informed decision.

Assuming you go the HELOC route, another option to reduce your costs assuming you have decent credit is to look at credit card balance transfer promotions.Back in 2003-2004 I had HELOCs on my investment properties and interest rates were increasing.

I was willing to pay but there isn't an option.

Please share lenders who are low credit score friendly and or hard money lenders that are easy to work with, e.g. won’t tie your money up in draws. 

We overthink real estate...Just find a place that people with options want to live.