Your case is indeed a challenging one, especially when traditional lenders are hesitant. 

You can contribute by finding deals or managing properties in exchange for a share of the profits.Lease Options: Control properties without owning them by renting with an option to buy, and potentially sublease for profit.Owner Financing: Buy properties directly from sellers willing to finance, bypassing traditional lenders and often requiring less upfront money.REIGs: Join real estate investment groups to pool funds with others for property investments.For a more hands-off approach, investing in turnkey properties in growing markets with minimal upfront investment would be ideal (like in the Southeast and Midwest of the country).

As far as a DST goes for replacement property, it can be a great potential solution for those who are no longer interested in the traditional responsibilites of ownership any longer or who may be having a difficult time finding adequate replacement property or properties. 

Unless you have a Roth, you can easily pay much more in taxes by investing in real estate through an SDIRA.I would just add that UBIT tax only applies to leveraged real estate in an SDIRA - and it can apply to either a Traditional or Roth IRA.

While it provides opportunities for buyers who may not qualify for traditional loans, it's important to ensure affordability and long-term sustainability.

No i am trying to find 80-100k to restore a fantastic traditional home in a touristic place in south Greece .

Traditionally I rented my apts. usually to families or roommates. 

Now I am starting off on my own doing traditional wholesaling in Central FL, with an additional bonus of being able to offer low equity mirror wrap solutions to those who are in need.

I think you should start by understanding what it is your investors want out of the deal, analyze how the returns compare to traditional investments, and then see where you fit into this deal. 

Here’s a quick overview of potential pros and cons, along with general advice on working with hard money lenders like them.Pros:Flexible Financing Options: Rehab Financial Group often specializes in real estate investing and provides hard money loans for BRRRR deals, which may be a good match for your needs.Quick Funding: Hard money lenders like Rehab Financial can sometimes offer quicker access to funds compared to traditional banks, which is important for BRRRR investors looking to move fast on properties.Cons:Higher Interest Rates: Hard money lenders usually charge higher interest rates than traditional financing sources.