(It is a private little road with public sewer and water)

Another option, might be to get private money or hard money, fix up the place so it can be appraised for higher then go get long-term debt that can appraise higher thus cash-out refi with less money in the deal if this deal is a good buy.Best of luck  

San Antonio is the only other Texas market to appear on the unranked list.Austin’s commercial real estate sector has benefited from an influx of companies, particularly in the tech industry, that are moving out of California.https://austin.culturemap.com/...

These are high pay and remoteAlso, Blockchain development is a hot skill (and high pay) as more and more industries explore the benefits of decentralizationI have been in Tech and Consulting sector for 15 years (based in Canada) however I work for clients worldwide. 

You could always use the HELOC for the down payment using a private note.

You can use several l strategies like seller financing, subject to, or OPM "private money/hard money."

Send me a private message if you are still looking.

I know the podcasts have mentioned REITs before and that some private REITs have sponsored the show.

He hooks me up with other private lenders and we talk about the latest tech and whats-happenings in the industry. 

I've had to really on creative financing and sourcing private loans from individual private lenders in order to scale my portfolio.You've got a few deals under your belt but you have not yet achieved financial freedom.