My current list for friendly HELOC terms is Wells Fargo, TD Bank, TD Ameritrade, and M&T Bank,  Your local regional banks and credit unions are good options as well. 

A friend another  investor I know said he has a run down duplex C- neighborhood similar to property above, I had the cash but no money for rehab he sent me about 50 pictures and told me it was rough..

I don't think that would be a problem as I have a friend who has syndicated deals and personally signed for the loan.

We got several GC candidates recommended by friends and families, but they are either not licensed (without insurance), or not wanting to pull permits, or quoting way more than others... 

Very friendly, responsive and has extensive market knowledge (mostly in the fort worth/Arlington area).

We have also borrowed 'private funds' from a close friend (and are working on several other similar private lenders right now too) who is of retirement age and had funds to loan.

I just spoke with a friend who is also an investor and lender.

My friend offered money for the rehab, interest-only, 12%. 

@Violet Minnella if you’re able to get friendly with a local agent most likely they would be happy to give you 25% of the profit they make off the sale.I’m not an agent but currently I am working with an agent in Colorado Springs, CO (I’m at Fort Carson) and he gives me a 25% kickback to people I refer to him.

Texas is a Landlord Friendly State, and the Notice To Vacate is a Simple 1-Page Form.