"Before borrowing money from a friend, decide which you need most".

Some lenders offer discounts to return borrowers so maybe look into both flip and DSCR rates when finding a lender. 

Of course your other debts including student loans go into the mix to come up with your total debt to income but the income needed  is a lot smaller then a lot of borrowers in your situation tend to  think.  

Buy a lot, build a rental propert, to be rented out 2026 for approximate annual income 150k.I understand I can borrow for 1 and (2 or 3), but that would put me under risk i don't want to take.  

Can you borrow against your current home?

This allows you to borrow against your home's value.

For example, using 70-80% leverage could preserve your cash for more deals while maintaining strong returns.A blended approach might work: pay cash for smaller deals to avoid delays and borrow on more significant properties to spread risk.

The returns will likely be greater if you source the borrower and originate on behalf of the IRA.

Small shop brokers that have access to multiple programs so that they aren't beholden to one or just a few loan programs will typically get the most competitive product for the borrower. 

I would suggest approaching the borrower on an accelerated pay out with an incentive.