What I have found that should work for you is to find an seasoned investor, and of course shop around for the seasoned investor because not all investment styles or strategies will fit yours, and use their experience to  serve your growth.

Let me know if you want to sit down and talk shop and see if we can't help each other out.

@Amir GiryesThere might be less strings attached to just gift the property to your friend, but then we encounter gift tax issues.Encourage you to engage both an attorney and a tax CPA/EA on this matter. 

Is there a strategy for shopping for the HELOC? 

To use an analogy, a mechanic shop isn't going to teach you how to repair your car. 

Shoot me a line or a ring and we can talk shop

Lastly, here’s some things to consider and questions you can ask when calling around and talking to different lenders: What You Need to Know When Shopping for a HELOC

Sounds like I should continue shopping around.

Very pleasant community close to shopping and bus...

As it was a 90% LTV, I got 4.75% for 7/1 ARM, and that was not the best rate at the time, but we had to race to closing as soon as we could, we had no time shop for a decent rate.