For Texas rental & investment property owners
See Today's Equity Options for Your Texas Rental
I'm Mike Tanas, a Texas mortgage broker. I'll show you the financing options your investment property may qualify for, and in many cases you can keep the first mortgage you already have.
See My Equity OptionsLicensed Texas mortgage broker · Focused on investment-property equity
Rates, terms and eligibility vary by property, borrower, lender and use of funds.
Example · Fort Worth duplex
$222,000
potentially available on a $480,000 rental, up to 90% of its value
- First mortgage
- $210,000
- Potentially available
- $222,000
- Stays as equity
- $48,000
How It Works
Step 1
Share the property basics
How the property is used, its type, a rough value and what you still owe. It takes about two minutes and there's no credit pull.
Step 2
Personalized review
We compare your current situation with the available home equity options. Availability will vary.
Step 3
Speak with a licensed mortgage specialist
Speak with Mike Tanas, NMLS #2089061, to discuss your options and next steps.
How Real Estate Investors Use Rental Property Equity
Whether you're scaling a rental portfolio, running a BRRRR or funding a flip, how you plan to use the money can change which programs fit.
Down payment on your next rental
Pull equity out of a property you already own to buy your next door and keep scaling your portfolio.
Rehab, BRRRR and fix-and-flip costs
Fund renovations and value-add projects without tying up your own cash.
Pay off hard money or private loans
Replace a short-term, high-rate hard money or private loan with longer-term equity financing.
Reserves for vacancies and CapEx
Keep cash on hand for turnover, vacancies and big CapEx items like roofs and HVAC.
Move fast on off-market deals
An open line of credit lets you make cash offers and close quickly when the right deal shows up.
Consolidate higher-rate debt
Pay off credit cards or other costly balances where the program allows it.
Why Tap Equity Instead of Selling?
Your rental keeps earning while the equity goes to work somewhere else, depending on the property and program.
Property and credit requirements apply. Availability depends on the lender, property, borrower, loan purpose and underwriting. This page is general information, not legal, tax or investment advice.
Keep the first mortgage you have
If your first lien carries a low rate, a second-lien option can leave it in place instead of refinancing the whole balance.
Draw only what you need
With a line of credit you generally pay interest on what you use, not the full limit.
Not tied to Texas homestead rules
Texas' strict home-equity rules apply to your homestead. A rental is a different kind of loan, with different limits and lenders.
Free property review
Not sure which path fits your property?
Three quick steps and I'll come back with the equity options that may apply to your rental.
Mike Tanas
Mortgage broker, Dallas, Texas · NMLS #2089061
Your review comes from me personally, not a call center.
Prefer a conversation first?
Frequently Asked Questions
Can I get a HELOC on a Texas rental or investment property?
Often, yes. Fewer lenders offer HELOCs on non-owner-occupied property than on primary homes, and the ones that do tend to ask for more equity, stronger credit and reserves. Part of my job is knowing which lenders currently will.
Will I have to refinance my current first mortgage?
Not necessarily. A HELOC or closed-end second sits behind your existing loan, so the first mortgage stays as it is. If a cash-out refinance makes more sense for your numbers, I'll show you that comparison too.
What if a HELOC isn't available for my property?
There are other ways to tap equity: a fixed-rate closed-end second, a conventional cash-out refinance, or a DSCR cash-out that qualifies on the property's rent instead of your personal income.
Do Texas home-equity limits apply to rentals?
Texas' constitutional home-equity rules (often called 50(a)(6)) cover homestead property. Investment properties aren't homesteads, so those specific rules generally don't apply, though each lender sets its own limits. This is general information, not legal advice.
What details shape my options?
Property type and number of units, how much equity you have, your credit score, rental income, cash reserves, and how you plan to use the money all play a part.
Is the rate fixed or variable?
Most HELOCs carry a variable rate tied to an index. Closed-end seconds and cash-out refinances are usually fixed. I'll lay out both so you can compare.
Does the property review affect my credit?
No. The review form doesn't pull credit. If you decide to apply with a lender later, that application will include a credit check, and I'll tell you before it happens.
How quickly will I hear back?
Usually the same business day. If you'd rather talk right away, call or text me directly.