I know it wasn't one of the options but... 

@Kyle Deutschmann want to chat about options for hard money

It sounds like you're weighing your options pretty carefully.

I live in the San Francisco Bay Area, have a solid W2 job and a high credit score, and want to invest in SFH or a duplex in San Antonio or Raleigh (ok with neighboring cities). 

Quote from @Rowan Lane: If the high interest rates are killing your cash flow, it might be worth looking at other options.

It might work for your borrowers, however.If it’s ok that you are not the direct lender, but you still want to control the deal and take a cut, there are other options, so you don’t have to say “No” to prospective borrowers:You can originate loans using white paper offered by many larger lenders.

Still exploring the financing options that are available and doing lots of reading to learn more. 

I have a spreadsheet with options I know to review. 

* I've also debated NH as a cheaper option but need to do more research. 

Selling subject to is not a good deal for the seller unless that have exhausted every other option and/or are in a mess that they cannot clean up.