@Tanner Davis If you want to pursue either a fix/flip or BRRRR strategy, it sounds like you might need to find a partner/investor that knows you well and believes enough in you as a person to invest money in a project. 

I’m under contract with my latest flip, the proceeds of which will pay off the heloc that I use to buy and rehab properties.

You can look into the fix and flip route.

Your best bet is a Fix and Flip loan (HML).  

can you layout your typical transaction with these folks its unclear from your post how these were set up.. are you a borrower and they are the first position lender on flip deals ???

Quote from @Anthony French: I’m relatively new to real estate development, having completed only one fix-and-flip project.

Looking to buy homes to rent and flips later on.

We are in both of those markets for fix and flips & buy and holds.

We are direct lenders, meaning we lend our own money, for flips within approximately 1½ hours of our home.We walk through every property to avoid surprises and to confirm the rehab estimate.

Regarding risk, go to your local real estate investment association, tell everyone you are new at investing and want to borrow down payment money for your first flip.