Denton County offers opportunities in suburban and college town markets, while Grayson County provides affordable entry points with cash-flow potential.

I would look FAR AND WIDE for someone to do an investment property HELOC -OR- go to a bunch of banks and CUs (including who you bank with now) to find someone to provide an unsecured (or secured if you have other collateral) LOC to get rid of the high int debt.

Happy to provide more details.

If I invested 100K today, they are currently providing anywhere from 60 to 72% passive tax deductions due to cost segregation, depreciation, etc. 

I can see how starting with a 4-plex could provide better returns and learning opportunities without an overwhelming jump in complexity.

Hello Everyone,Does anyone know of a lender who can provide a 1st lien HELOC on a 2 unit rental property?

The more time you spend talking about other options and try to build up the negatives, the less time you are spending on what you fell are the positives of your own idea.If you believe that you are onto a great idea using L2P option contracts and forming partnerships where someone else provides 100% of the money while you provide 100% of the real estate-related functions, then start it up and make it work.  

Their pro formas felt optimistic with providing 6% annual appreciation and property management that is only about 6% of rent so I take it with a grain of salt (they offer their own property management services but it has terrible reviews on Yelp so I would probably go with someone else). 

When you say they were incompetent can you provide more feedback for novice investors. 

With the amount of support they provide I am not against settling for an 8/10 deal.