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

You're offering them a 5% interest for 100% liability on the debt!

A potential trap people may fall into is that they will borrow to source a down payment, therefore ensure you check existing debts and cash flow carefully otherwise you might be in over your head.

That means you would have to qualify based on your income and your debts.

His book “Invest in Debt” written over 45 years ago is the standard for understanding real estate note investing. 

My log shows only four 229 calls since 8/2022, with the most recent one in 10/2023.One call shouldn’t count: alleged IRS debt relief.Two with no useful intell.One is a confirmed (alleged) “Homebuyer’s Inc.”

I have 5+ buy and hold properties,  i have limited cash right now for another down payment, my debt to income ration hits almost the limit.

@Brody VeilleuxHouse hacking and BRRRR (Build, Refinance, Resell, Reinvest) strategies are effective for property acquisition, but they carry risks like delayed refinancing, increased debt, and property management complexity.

She didn't pay rent the last 3 months, plus I paid all the lawyer fees. do I hire a debt collection service to follow them until I get my money back? 

You still need to get the debt and equity but once you're open / finished with construction you can get grants to reimburse you. 500K-2M is typical for projects like yours.