It may be worth having an experienced professional helping you and you could always try to get the seller to pay your agent’s fees.

Usually will work in GA, NC, OH, TX or FL areas.I am always willing to take advice from experienced investors on topics I may be unsure of and I am also able to provide my own perspective on topics I've studied, have been through or just my opinion in general. 

Competing with Experienced ProfessionalsNew agents may feel overwhelmed by more established competitors in the industry.Solution: Focus on your unique strengths, provide excellent customer service, and embrace modern technology to differentiate yourself.The challenges of being a new realtor or investor are real, but they’re not insurmountable.

Quote from @Nathan Gesner: There were a couple experienced investors on the forums that loved to tell everyone they could manage a short-term rental in just five minutes a week. 

I've asked a couple questions in the slack so far and have had almost immediate responses from very experienced members.  

I would love to hear from other more experienced in the field about alternative ways to financing that I should consider besides the HELOC, maybe also hear from investors on how the process of bringing investors onboard works.

As you've experienced, this is a tough dilemma.

My goal is to find off-market opportunities and present quality leads that fit the needs of active investors.Since I’m working remotely, I’d love to hear from experienced investors:What makes a remote bird-dogging service most valuable to you?

I'm an experienced lender looking to connect!   

As a six figure earner, I am seeking advice and insights from experienced real estate investors on strategies and best practices that were valuable when starting out!