The better deal you find, the closer you can get to living completely free, or even cash flowing while you're living there. 

Your first deal doesn’t have to be perfect or a home run, but almost any decent deal will probably be better than paying rent for another 2 years while inflation continues to be on the higher than average side.

If anyone has any suggestions where to look, who to ask, knows a guy, or where better to post, please let me knowThanks

Better yet, it's free!

There are 1000's of good sponsors in the USA, what makes them better than taking the risk of investing in an overseas company? 

If you think you can generate better performance for your IRA in real estate, this is something to explore.

So you are already in it $20-$40k which makes it less profitable already - It can be done, but its a lot of work.You may be better off getting a private lender to fund the deal where you give them the majority of upside (80%+) - especially if you have no money in the deal. 

Counter-intuatively, having a more specific "ask" is likely to get a better response in my view - something where you bring the work, deal finding in exchange for an investment or something like that

I’m not sure if the rate will be much better though!

But, depending on loan to value and credit should be able to do much better then 10.24%.And the 10 number you mention is only for conventional loans.