•The investment could be structured in many ways: secured or unsecured promissory note, joint venture, etc.

I was thinking an exterior door (it's an interior staircase) for security, is that a possibility or a bad idea?

But options work I think in Texas they have to be short term though.I am buying a 5.5 million dollar property that i optioned in 2009  I put 200k in cash up for option money ( non refundable) and i pay 120k a year in option payments ( non refundable) but its all a credit to the purchase price.. so i have no interest carry .. on a 117 acre parcel that once it comes into the city will be worth north of 50 million.. thats how you make money in the land game.. and sellers will understand.so as it comes to hawking beat up houses.. just put 5 to 10k in option money out make your monthly option payment have it all go to the purchase price and close in 60 to 90 days when you exercise your option.... although you will want to run this model by the state regulators they still may not like you publicly marketing the property.. 

We will be renting out a couple rooms to close friends who were eager to secure their spots.

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I read some things from @Chris Mason that if they are secured funds it's not necessary.Also this loan shouldn't be calculated with my DTI, correct?

PUBLIC SERVICE ANNOUNCEMENT:I've been live-in flipping for a long time, so I should know better. 

I  I have a business bank account to separate funds, and thought it would be great to start building my business credit by getting a secured credit card.

Tenant: My landlord refused to give me back my security deposit and I want to sue them.