when using the BRRRR calculator is the rehab cost payment in the rental phase?

Can I use someone else's money (that wasn't gifted or loaned to me) for my down payment on a bank loan?  

Sandra bought a property on land contract 3 years ago for $180,000, with a $20k down payment and monthly payments of $2,000.

My payments are either after the work is completed or at a draw rate that is in my favor.  

I'm planning to turn at least one of the 1/1's into a vacation rental which should earn at least 1200/mo (very conservative estimate, probably higher).Purchase price: 295,000Down payment: 25%, $73,750Loan term: 30 yearsInterest rate: 5.375%P&I: $1238.94/moClosing costs: $2800Gross scheduled income: currently $2650/mo, I'm planning on $3000/mo minimum with STR, so $36,000/yearLess Vacancy/Repairs: 10% = $3600*Gross Operating Income: $32,400Less taxes ($4700 (high estimate)), Insurance ($900), and Water/Sewer ($1800):  $7400Net Operating Income: $25,000Less Debt Service: $14,867Before Tax Cash Flow: $10,133CAP rate: 8.47%COC: 13.24%*yes, I know that's low for Vacancy/Repairs/CapEx, thats because we do our own work and management.  

Thats a good chunk for a down payment on a deal you do yourself. 

or cash flowing investment property (unless you put 30%+ down payment).If you are talking Killeen or Bastrop, you are no longer talking about Austin, unless you want to be very lax on your definition of "surrounding areas".Condos are the first one affected in a downturn - I would advise against this option at this time in the market cycle.Best way to calculate?

I used a private money lender at 12% w/ monthly payments, loan LTV is 65% of ARV. 

When I saw a property that looked to have been vacant for some time and needed some work I thought, this could be a good opportunity to have a low monthly payment, a place to live, and a chance to make some money.

I have heard multiple stories of people who bought performing to get to non-performing and didn't even receive a single payment before they became non-performing notes bought at a premium so keep that in mind as well.