To HELOC or Not to HELOC that is the question

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Trying to decide the way to get started in this real estate world. I own a home with roughly $200K equity. Credit is ok. Would it be better to refinance and pull out some cash to get started flipping homes or would it be better getting New loan as a HELOC?

I heard HELOCs were costly, (6%), My VA is at 3.5%.

Sure could use some advice. I am just chomping at the bit to get going. 

Most of the lenders I have meet want me to have 15% into the project. So with that being said, I need to raise $50-60K

What would you do in my situation? 

My situation allows me to be available 40-50 hours a week. 

I welcome any suggestions. Also, do you have any referrals to lenders in Northern Puget Sound area?