I would determine your intentions for the property, if lenders will lend directly to your LLC, your purpose for doing this as a business, and if you plan to build homes again. 

I'd get the 12 month average from the utilities and determine a new Monthly amount added to rent. 

However, if they do, they are likely just 'okay' with it and would likely leverage the 10-07 market rent analysis on the appraisal to actually calculate and determine the official DSCR during Underwriting.Hope that helps, if you do have a tenant who is willing to be flexible, the 12 month is always the safest bet.

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.

Do the math with local rents and call different property managers to determine if the numbers work then consider your lifestyle and college schedule.

Each deal and your particular situation at the time will determine what is the best financing route.

@Jose AlmonteAdd up all your annual expenses and then determine your total monthly expenses.

Are there any tools I can use to determine estimated profit?

Get to know people, build relationships, and determine if they are the real deal or a pretender.Asking for investing advice from strangers can be a lot like online dating: 

How do I determine if my being used as a rental for 2 out of past 5 years makes it fully or partially excluded?!?