Most hard money Lenders can't give you final approval without the property because they do an analysis to determine what their risk is. 

I don’t go above our dti because I don’t want the risk. I

My goal is to help my clients (and myself) make smart, practical decisions that balance cash flow, scalability, and risk which is crucial I know real estata is risky I have raised over 20 million dollars in Business Funding over last 3 years.

The deal is risky unless you know the market well, have experience executing this strategy, and have accounted for the quality of the asset and tenant. 

Borrowing against securities is a high risk proposition.

The risk is that they take only the things of value and leave the rest for you to clean up.2.

This sounds risky, are you being compensated by additional rent and have you checked with your insurance to ensure you are covered. 

My point here is I don't know how they guarantee a deal but that is an interesting proposition.  

I think it would be too risky without someone checking on it in between guests. 

If you like to be risky with your capital maybe try putting it in some index funds, crypto, or stocks that you believe in and understand and then take it out when its made a good return and then use it for the downpayment.