The offer also come with very high earnest money and no option period.

I'm guessing that would be something like 14% if anyone would touch it.Probably needs to look at other options like hard money on the new project, borrow from 401k or stock account or life insurance.

I am co-owner of a company that provides EMD Lending services to wholesalers. 

If HELOC on an investment property is not an option, is there another way to pull the equity for that property to buy another investment property? 

-Clients option to buy into another 18 mos.

This is absolutely abhorrent lending behavior and was somehow approved by a committee consisting only of the CEO,CCO, and EVP.Nitya Capital is a Texas-based real estate investor founded and managed by Swapnil Agarwal.

They may not be the cheapest option around, but their service has been great in my experience.https://qcmechanicalhvac.com/

I am specifically thinking in terms of a partnership and/or private money lending situation, but am interested to hear any experience whatsoever!

It will work for me not just for buy and rentals but for anything I decide to do such as building a ground-up spec home or buying a non-performing note or doing some lending.

White and warm grey or white and beige should be your options.