If you truly exhaust your list of banks and lenders, wait 14 months and try again.

Ok @Jeff Langley, here is a short list of lenders that offer some kind of HELOC on investment properties - Wells FargoBank of AmericaUS BankFlagstarPenFed Credit UnionAlliant Credit UnionFifth Third BankTD BankThis is not an exhaustive list and the lending requirements are much stricter than on a primary home and many branches aren't familiar with them.

Provide value and have a mentality of wanting to help others and people will naturally flock to you and want to help you succeed.

Buy the house but mentally file it as a gift of sorts.  

At the same time, many people weighing in mentioning “don’t play the super leveraged game” contradict countless articles on here that talk about doing your math, leveraging the value of your primary residence through a HELOC (OPM) to purchase another home and tout a “just get in the game somehow” mentality.  

Bred hustler mentality.

I'm finding the herd mentality among some investors and it seems they are playing behind the pack.

There are too many broke people in the real estate world with mentalities about money that are guaranteed to keep them broke, forever spouting the cheap opinions and the even cheaper excuses of the broke.This whole real estate thing is hard, Jason, however you go at it.

I definitely heed all advice and research things exhaustively, so while a deal might intrigue me I'll come to my senses lol. 

Decision Fatigue: Analyzing properties, financing options, and market trends requires mental effort.