In your example 100K loan and you fund 35K simple math.  

There are many more details to the transaction, but this is just a simple overview to show that YES your sdira can be leveraged more or at a higher leverage.

As @Joe Splitrock and others have mentioned, the simple answer is to go back to work in the same field you were working in, hopefully quickly and in a higher paid position, and continue building a strong employment history in your area of expertise. 

It can be as simple as maintaining the books, but it has to be something.One way you may be able to do this within one LLC is to setup each deal as a loan, rather than an equity partnership.

Home Depot sells laminate counters in up to 12 ft sections for approx $150 each that is very simple to install

With that in mind, I would just say this: do a simple deal. 

Well, I dunno about all that analysis, mine is much more simple.

The simple math is that when the investment return is maximized on a risk-adjusted basis, it's time to get out.

The best way to judge if you got a fair appraisal is to do two simple things.

That's the simple version of how this all works, but it is the mechanism that will allow your sale (and others like it) to proceed.