I have been with Fundrise since late 2017 but all Real Estate equity (~75%) and debt (~25%) with a fairly small investment that, according to their calculations, has returned gross ~7.5%pa (growth + dividends) over that 7 year period.So the above is not bad based on general risky asset long term annual returns, but the S&P 500 has returned (growth+ dividends reinvested) ~14.3% pa over that same period (source: using https://ofdollarsanddata.com/sp500-calculator/).

Amassing a lot of debt and being only able to make lateral moves if I sell is certainly a huge concern of mine. 

The appraiser will do a 1007 to determine the market rent and the lender will use that figure to calculate the Debt Service Coverage Ratio.

One of the things I love about being a CRE investors is when the 1st of the month comes and my tenants pay down debt for me.

It depends on what your debt-to-income ratio is and what you can qualify for.

Dave Ramsey books can help people get out of debt, if that's the case, but you'll have to graduate beyond his recommendations otherwise you'll be debt free but not wealthy.

obviously it would have to be no income verification lender. i understand that the interest rate might very well be higher. i have good credit and an impeccable payment history. im looking to consolidate and pay off debts other than the property. much thanks in advance 

I have 0 debt, and a 770 personal credit score.

Investors thought they could extend their debt, but that doesn't appear to be the case with what has happened to rates.This cycle would have been a disaster if our banking system was in the same situation as 08. 

In a real estate borrowing context it's most commonly used in construction and bridge debt originated by banks.