DSCR loans for rent ready properties.

Do I have to claim the down payment as income since it was used to pay back a loan?

And for someone to get so much of the fruits of my labor seems like an injustice to myself. does that help paint the picture a bit better? 

There's nothing wrong with the latter, you get full control, but it takes a lot more expertise and a lot more time and labor.

If you were to make a list: cash, hard money, 30 year loan, commercial financing, having partners ( you find the deal and they put up the money), IRA/401k Self Directed Investing and Seller Finance.There is always a lot of talk about how to invest with no money. 

Commercial loan What was the outcome?

Land loan through Northpointe bank How did you add value to the deal?

Many of these types of lenders, if you can find one will ask you for 100s if not 1000s loan application fee up front.   

**Not Accepted for Loans**: Lenders typically require a full appraisal, not just a BOV/BPO, when approving commercial mortgages or other loans secured by the property[4].3.

Investment loan through a traditional bank How did you add value to the deal?