Hard money lender/DSCR - both are good options.

THat we have seen (but you pay a hefty price to borrow for that type of thing) which is basically borrowing at credit card rates so you need to have a locked in buyer on the back end.Other option is an equity partner as you mention but lets say its worth $750k (not sure value) - maybe get someone to put in 25-50% max. but they will want a considerable portion of the upside and want to see a definitive exit strategy.

I know there are a lot of options, especially since they are family and willing to carry the loan. 

.- Suggest you try to network with other landlords in your area, check MeetUp app and others.Your other option is to hire an attorney, but understand you will have to pay them for your ignorance.

I don't have personal recommendations but a Google search of "eviction attorney San Diego" turned up a lot of options.

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.

Since you're putting 15%-20% down, a conventional investment loan will likely be your best option.

One of those options is to let the tenant know you won't renew their lease, then offer them the opportunity to leave early if they find another rental.

Gives you more options.- at year 7 if value appreciated a lot, can i do a HELOC on it and use that HELOC to pay off the balloon - probably not due to lien being secondary etc on helocYes on the HELOC, but it would probably be easier just to refi and pay off the seller, and cash out more money too.Hope that helps and good luck!

So before dismissing your options, you may want to consult an investor friendly Lender who is an out of the box thinker.