I know you can typically do it still in unincorporated county areas across the state but at least up North it is basically shut down.I would love to open one in West or South Fort Worth where there is open land and economic levels aren't high.

@Ryan BreenRyan, Another strategy you could try is put a contingency clause in your offer stating:"Property to be vacant upon closing date and free and clear of all personal property" Essentially, this makes your current problem become the sellers problem.

There is no appreciation and while numbers may look great for cash flow there are typically a lot of issues with tenants and expenses.

Typically, those are the same dates of their lease. 

I've seen typical numbers of 1%-2% higher than your current rate.HELOCs are a great product but they are not designed to be a long term loan. 

ARV is typically under $200,000 and 1,500 sf so it is hard to justify a designer in that price range.  

@Aaron Parsons your correct, the homes are typically in areas that are being gentrified or rundown.

With a HELOC you only pay on the money you are actually using not the total credit line.For example if you have a HELOC for $100k and only use $20k of it you then you only pay on the $20k borrowed.Whereas with a mortgage if you refinance for the $100k you are paying on that entire amount from day one.Also as you've already pointed out you can typically get better rates with a HELOC.

@Syrica BrownCraigslist (don't put street address in ad)Facebook Market placeZillow ( this broadcast to several other sites like hotpads etc)I don't schedule individual showings, I schedule an open house and funnel everyone to that same block of time.I typically get a line of people filling out an application. 

Typically speaking a conventional I believe is better.