The answer is to find cash from some source (any source) and swap the note in your exchange account with cash. 

He needs properties and connecting with agents is a very low cost way to get properties, as Realtors are trusted sources for motivated sellers and naturally get deals brought to them.

Every deal sourcing method works. 

I do believe that your HELOC will be a great source of capital to start your first deal but I wouldn't use it as a down payment (Speaking from my own personal experience).

My normal sources for DSCR are saying no.

Target prospective homesellers from 2-3 sources and present these opportunities to your network.

I have no prior experience in real estate, however, am fortunately enough to have access to sources of income besides a fixed job salary that provides me additional CF and a long-term safety net.

In the real world, when you are sourcing deals and building relationships to get properties, you don't get to say, "Hey, I don't like the tone in the text you sent me."

I’m motivated to go all-in on flipping and currently source all my deals from the MLS and Zillow, focusing on properties in the $1.5M - $2M range.

With today's market I think it's important to get creative with sourcing/structuring deals in order to make them strong investments.