I've heard that renting by the room can be a great way to boost profits, since you'll end up collecting more in total rent than with a traditional lease.

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For an SBA hotel loan, the SBA may guarantee say 30% of the loan and a traditional bank takes the next 50%...total LTV/LTC of 80%...will vary by business but it's higher/better than the previous replies (otherwise, you would just get a traditional commercial loan without the SBA involved). 

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. 

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

Without involving a traditional lender, what kind of deal structures should we consider?

Many times having great credit is not enough to secure a deal with a traditional lender quickly enough when one is competing with cash buyers.

I used traditional financing FHA Loan How did you add value to the deal?

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.

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