Other than that the complexity of a reverse make it imperative that you get a QI on board who's got a bunch under their belt  The structure to make them work is so key and unique to every situation. 

1) I don't like the area/state and2) I've been burned twice now purchasing homes in cyclical markets and Bay Area prices are ridiculous.Is my situation unique?

Considering it already has a tenant and rent is $540 a month, the 19k would be recovered in less than 4 years and that's with factoring $100 a month towards Capex and repairs (combined). 

I also want to practice analysis with a combination of HELOC and hard money but I just want to get the HELOC approach with the BRRR calculator straight. 

But Texas DOES have some unique laws around personal residences.

Very roughly speaking, we cash flow, after expenses and debt service, about $100K per year working 10-15 hours per week on our two facilities combined.  

He's the go-to guy for financing "unique" and "unusual" deals haha.

Although each house may not cash flow as much as you'd like, you'll have two opportunities for property appreciation, combined with two families paying your mortgage!

You have to know how to identify the sellers needs and aligning those needs with a unique offer.  

Both of these places would have positive cash flow allocating for legit cap expense ($250-$300 for a detached unit per month, so at least $500 for a detached duplex), vacancy 5%, and maintenance.I really should not be encouraging competition in my area but I am NOT using Escondido because I think it is unique but because I know it well and know what duplex to quad are on the market and what duplex to quad have sold.