You will never hit a home run or even strike out if your too scared to step up to the plate and take a swing.

etc), you'll be ready to strike when the iron's hot. 

But so, far I've been striking out with my offers.

It has 2 strikes maybe 3 strikes against it.

Strike up a few conversations and ask for recommendations for lenders.

Highly recommend signing up for BP(bigger pockets) webinars and some of the BP books that might strike your interest!

I'm self employed so that's another strike against me.I guess my question is: should I shop around for a HELOC with other banks or are they all going to have the same formula and say that my debt to income is too high?

In fact, 20% down is hard to breakeven in most of US urban areas unless you like D class neighborhood.Like stock investment, there are no tools to make you strike rich on real estate which is a fixed asset.

Strike up a conversation with someone who is doing what you want to do and ask them questions. 

what work for me is couple of things:first is I strike convesation with anyone on the block and ask him about the area and the neighborhood and you'll be amazed how eager they are to talk who died,married,divorcing, etc. after I know the motivation I then drop a written note if they would like to sell.