Use the HELOC on cash-generating opportunities like flips, then use the cash generated to buy long-term buy and hold investments. 

@Jerry ZigounakisIs the proposed entity supposed to hold title to the real properties? 

If not, many will withdraw their listings by spring, content to hold for another vacation season ($$$). 

I’d also love market suggestions and ideas regarding how to connect with others in the REI space outside of the events that BP holds.

Then once it's acquired and/or fixed up you could shop around for long term financing if planning on holding the property rather than flipping it. 

Investment Info:Single-family residence buy & hold investment.

(My full strat is to own as few STRs as possible to fund my lifestyle for simplicity.)I feel like a seller financing would be unfair, as the seller wouldn't reap the benefits of holding the note for more than a few months. 

Investment Info:Large multi-family (5+ units) buy & hold investment in Plymouth.

So if you are looking to hold long term, you must take that into consideration.

The particulars of a project, whether fix & flip (cash now), fix & hold (cash flow), rehab & reboot (cash out), is only one of many ways lenders decide whether to invest or not.