Does anyone have a company they recommend for HELOCs?

Both of these avenues have worked for me as well as meetup.com

I have lenders that I can point you to that would likely be able to give you a better product that will pay off that primary residence loan, or restructure it into one that doesn't take so much long term value out of your equity.

Simple answer is Investors have people like me and many others in BP to keep the books clean as possible, usually running some form of accounting tool/platform.

Have you asked the agent this question?

Hello Meghan👋I just have 1 note I carry for a SF in Colorado.  

Quote from @Youssef Pullman: Where do you guys get your cold calling lists from in dallas , Houston texas , am struggling finding a good data to work with and i have a team of 2 cold callersHey Youssef, I am the owner of DealMachine.

I currently have a client looking to purchase their first investment properties here this year as well as in other Midwest markets that are also showing some of these same factors coming to light.Another thing to consider is that OKC is home to nearly 20,000 military / government workers with Tinker Air Force Base and the Army and Air National Guard posts there. 

Off-market, agent-listed, or are you networking with other investors who have deals lined up?

But if you have a low LTV, it's not likely an issue anyway.