We raised rents almost 100% (on average). 30% upon closing and 70% 3 months later (all were on month to month leases and we gave legal notice). 

My debt to income ratio isn’t great considering my current mortgage

That puts debt against the house.

For me, for "rescue capital", the terms have to be unbelievable and phenomenal and I would rather structure it like mezzanine debt whereas if the GP fails on the obligation you could step in, take it over and they lose their ownership in the deal.Rescue capital is very risky and like VC for seed funding, you could lose it all, so it better be well worth it.

HELOCs tend to be very good for short-term debt.

I ultimately decided to leave because once I had to transfer to a university from my local community college to gain the 4 year degree the thought of going into student loan debt didn't sit right with me.

Is the $775K inclusive of the closing costs, transfer tax, land, architectural drawings, engineering drawings, township approvals, legal fees, holding costs (during construction), realtor fees? 

Are there lenders who will consider my past str track record when determining Debt-To-Income ratio in regards to turning my current house into an income producing property?

Essentially, from the buyers prospective, this is a “penalty” paid for either having poor credit (bankruptcy, 90 day lates, overburdened with debt) or lacking income.  

Look up your city and your state and find out what’s legally required.