Down Payment Assitance included in DSCR

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    I am putting together a multi-family deal.  I am planning to have part or all of the down payment provided by a private investor, which I will pay interest to, and refinance after a few years, once I add value, and then payoff the investor in full.  

My question, is assuming a bank allows a borrowed down payment (I found some that do, and some that don't), should I expect them to include the down payment in the DSCR, since it's borrowed?

    This would be a commercial real estate loan.  

Thank you. Do you think if 10% of the 20% down payment is from a HELOC, and 15% from the private investor/friend, would both sources be a part of DSCR, or just the 15% from the private investor?