So far I haven't been able to find a bank or credit union who's willing to put that on paper with one of the biggest factors being my self-employed status and only having one years worth of taxes at the moment.

Shop within your credit limit, so to speak.For your investors:"They'll get a higher return due to the lower management fee." 

Or, go further into debt trying to take care of these issues... which doesn't help either because then you are now paying down that debt (credit card or what have you) and your mortgage/other expenses. 

I didn't know anything about credit, income statements, balance sheets, debt, leverage/etc before college.  

You don't need money or credit to buy properties.

Also, I would recommend finding a real estate agent that you trust, and also start talking to lenders (banks, mortgage brokers, credit unions, etc.)

I like to make more reasonable offers and negotiate credits during the inspection phase. 

. , If you take the money out of the equity line of credit ( it is not called HELOC if it is not your home), there are few treatments. 1) If you invest the money taken out in the investment or other business, the interest is deductible in that business activity, not at you rental activity. 

I bought & rehabbed a house from 1000 miles away using my personal credit line.

Tried a couple local credit unions and both wanted at least 2 years history for my business (which I don't have yet).