ok so i got this bad deal its really nice i am only jv on the deal direct to the seller there's a nice spread on 13 mill   260 unit apartment complex that use to be a luxury hotel in Tampa who do i even call to buy some thing like this or what do i do

We are in need of equity to leverage for hotels.

Next I would recommend figure out how you want to split that $250k among the different real estate options and strategies (equity versus debt, core versus core plus versus value-added versus opportunistic, residential versus commercial, mobile home parks, self storage, multifamily, hotels, office, etc.).

So, I want to put a clause in my lease that limits my liability in the event my tenants need to stay at a hotel due to emergency repairs that make the house uninhabitable. 

I'm purchasing a small 60 room economy hotel in Rochester, MN.

I know it sounds strange but, knowing what I know now, I would work with a big apartment or hotel buyer in your city, look for a good deal for him or her and then as your compensation, you get paid equity in the deal.

And no hotels. 

In our office, we try to get our homes to a "hotel clean" or "hospital clean" condition.

This will be a single family future rental in Menomonee Falls; we built an addition to the living room, to expand into an area that already had footings and a roof (almost like a hotel entrance) to increase the square footage of the property and the living space. 

This can vary greatly depending on the type of commercial real estate (industrial is vastly different from a hotel, for example).