Some rehab lenders have favorable refinancing programs to convert the rehab loan to permanent 30 year financing.

Here’s what I did when I withdrew from the STR programs.  

Just remember the property must be owned by the IRA, and you can’t personally manage or use it—all income/expenses need to stay within the IRA.2.First-Time Homebuyer Program:  This is what @Arthur Flores was mentioning. 

Either way, most banks have other programs that could help you out.

Glad you found value in the program though!  

Here's a quick summary of the Fannie Mae Home Style Renovation Loan:The Fannie Mae Home Style renovation loan program can finance the purchase and renovation of a home in one loan.

As mentioned by @Chris Mason, Bridge Loans: These short-term loans can provide immediate financing until more traditional financing becomes available or until the property stabilizes and becomes more attractive to lenders.Interest rates and stipulations may be a pain.Out of the box here and requires a few more research, SBA Loans: Small Business Administration loans can be an option, especially the SBA 7(a) loan program, which can be used for hotel acquisitions.I heard someone  mention - Mezzanine Financing: it involves a combination of debt and equity financing, which might appeal to some investors looking for higher returns.

My friend spent $81,000 on marketing and told me he could not trace one sale to a lead generated by the program and that the program generated almost no leads anyway.  

In the program, it appears that you offer a Pre-Loan Application-- perhaps this is how the program is legal? 

The 25% has to be your funds.Now, there are non conventional options that would be a bit more flexible but even most of those programs will require at least 20% down with no second mortgages filed on the property.