@Keith Angell I'd say you are on the right track with the HELOC. 

Reality is owners do NOT value/track their own time, but handymen and contractors start charging the moment they leave their home or office.

A sophisticated investor will also typically ask for the entire claimed track record and then run it through the wringer.

Propose starting small, like a single-family rental or house hack, with a clear, low-risk plan to minimize concerns.Leverage your industry connections and offer to handle the initial responsibilities, demonstrating your commitment and capability.

You would need to track everything you spend on the business unit and write those off and anything shared would be times 50%.

So investors want someone with a long track record of reliable and risk adjusted returns.

Awesome that you are already on the track to figuring out a strategy.

to simplify, here's what i would do: don't borrow private money, or partner, until you have a track record. 

For another business I run I do post daily accountability in a FB/mentorship group and that does help me stay on track.

Life started moving fast as many probably can understand and I completely fell of track.