Most brokerages also don't support their agents like a good 'motivated' eXp sponsor with a vested interest in their agent's success. 

IS it worth investing not only 70k, but the brain damage and the time it takes to achieve the desired return.

The truth is about the only credit I can give to any of them is that they got me interested in realestate and got me motivated to get involved in the game, the rest I learned by trial and error, people in the business and the biggerpockets of the 90s; creonline, who had people like you giving good advise to newbies for free.

Challenges like unexpected renovation costs and tenant turnover can arise but with proper preparation and management, you can achieve great returns.

The process of finding the people and motivating them is harder than you might expect. 

And, even if you could find an appraiser to do an evaluation, it's not clear how that would help you.As you state, the motel has been shut down for nearly three years, so there's no current financial data.But even if you had recent numbers, you're planning to operate it as a sober living facility, which I suspect is a very different business model.You need to find a comparable facility in or near your local market and develop your own customized financial analysis model based upon this particular property.Then, given your business objectives (cash flow and cash-on-cash return, I assume), you'll need to back into what purchase terms you'll need to achieve those objectives.Only then will you be able to determine whether these seller financing terms will work.As far as documentation to get started, a letter of intent (LOI) is commonly used but you might move straight to a purchase and sale agreement, particularly if no agent is involved.Whichever path you choose, just be certain to give yourself plenty of time to thoroughly perform your due-diligence.

I’d be happy to assist with funding to help you and your clients achieve your investment goals.

To achieve outstanding results, you need to develop PREMIUM business, customers that will pay a premium for your services.

While the listing agent may encourage you to offer a buyer’s broker commission to motivate them to have their client consider the property, A) they buyer should now have an agreement regarding the commission and B) the buyer will see the property on online platform, diminishing concerne about the broker steering away from properties that don’t offer a buyer’s commission. 

As someone who works with a private lender catering to many real estate investors, I’ve seen firsthand the importance of thorough market research in achieving success.The potential for investment properties can vary significantly between markets, depending on your investment strategy.