Welcome to the show.

A lot of folks don't take the time to educate themselves on how to do that. 

It does seem to make some sense to keep living there with the help of a roommate paying the mortgage.

AZ is not prone to major natural disasters so investing there is less risky with regard to those types of setbacks.  

The listing parties all seem to have 2024 accounts.     

However as Texas only allows a HELOC on your Primary Residence, I don’t want to lose this facility if I move to a new place (and I want to comply with the rules!).

Depending on the market your looking to work in.one way I find is to simply call one of the major title companies and ask to talk to an escrow officer and then ask them what companies does he/she see closing private loans in their market..

Feel free to connect if you need any more info.

You will continue to be able to use all of the IRR sources. 

Conventional How did you add value to the deal?