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

I am looking into my STR options but from what I have learned this is a overflowing market in the area and the vacancy's are increasing so I may look into mid term and long term only.

Note these are only residential options. 

This way, you build income-generating assets first while keeping future options open.

Then look at your options. 

We used the lease option strategy so we would buy properties under market value and we would keep them for only around 3-5 years and then we would sell them and trade them up for more properties with the equity that was created.

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

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.

Just trying to see what is the best option. 

Are there other creative options I haven’t considered?