So it's not the same as bank which might do 2-2.5x once debt payments are factored in. 

Debt: Seller FinanceEquity: Raised capital from friends and family How did you add value to the deal?

To your point, yes the larger check writers want more of the upside, control and will also do a more thorough look at the sponsor to understand where the GP equity is coming from, who is guaranteeing the debt etc. etc. 

I believe most who sign up for these programs are too naive to know what's happening but if you are someone who does and still believe this is the best path forward I question whether you possess the moral compass or responsibility to care for someone else's hard earned money. 

The capital stack is approx 70% debt, 5% pref equity and 25% common equity.

This often breaks even on your current properties making them more or less a non event in your debt to income ratio. 

They generally charge 1% for debt introductions and 3% (although I’ve seen up to 5%) for equity.

Meanwhile, your expenses, like debt service, taxes, insurance, and maintenance, continue.Once you choose an investment city that meets all the above requirements, select a tenant segment with the right income behaviors.

Will the bank count all of the debt against my income, half?

No debt.