So, a PMC inspection is really just a walk-thru evaluation, looking for obvious issues.

@Tom Dieringer you have to consider the cost of the HELOC payments when evaluating the prospective investment.

Better than an amateur evaluating a place and guessing what's wrong, not likely to miss something big after training, but really not qualified to tell you if X property is likely to make steady money as a rental after you fix what's obviously wrong or Y property is just going to be a total money pit.It's not like you and the roofing inspector/public adjustor space, where you go toe-to-toe against the insurance companies for real money.

The nineteenth century idea that the wealthy only work with their minds while the poor must work with their hands seems to be reasserting itself in our society. my Drywaller has 400 employees and a company Jet !! 

I am now re-evaluating if I should even sell, although I have enough equity to get debt free and buy another property as an owner occupied and create a rental like I did here if I sell.

I dont know your market but EVERY broker in the world will over promise upside rent and poorly managed (inflated) expenses. do your own DD on both of them and come up with your own pro-forma to evaluate.

I've tried all of those, with the exception of Deal Machine, and unless I'm evaluating them unfairly, none meet 100% what I would want in a platform. 

I evaluate a little closer (along with the 2% and 70% rule) here: https://www.biggerpockets.com/renewsblog/2015/09/02/real-estate-rules-examined/

He's got some decent motivation so I don't want to pass up a good opportunity.Would someone be willing to give me some guidance on evaluating and negotiating a hotel deal?

Do you know how to evaluate repair costs so you know what offer?