This may be an expense the current owner cannot afford.The auction company charges a Buyer's Premium (typically 10% of the high bid) and it is paid by the buyer.

I'd say this deal overall doesn't seem like the best deal given the numbers you gave as well.My business partner and I do investment deals all the time in Phoenix, we should grab coffee sometime and talk through a strategy based on your goals.

This could be an opportunity for someone To buy discounted commercial property and then sell it on a wrap to a new buyer. 

It'd be an issue of finding them.

I cant tell you how many, "I'm on my way period do you want coffee question mark" texts i've sent since the change.

This will usually be an excel sheet, or maybe something fancier, that will outline, item by item, everything that needs to be done, parsing out every item, labor, materials, etc. 

Regarding ARV: The only way your rents are going to be affecting your ARV is if you go with a commercial loan loan that is going to allow for the appraisal to be an Income Approach appraisal as opposed to Sales Comparison approach.

Are you looking to simply be an investor or be involved in the day-to-day business operations of running the hotel as well as being an investor?

If you're buying right then getting the loan refinanced shouldn't be an issue.

your forgetting Joe Gore who called me out as a fraud the very first day I was on BP  LOL .. on my trips to Honolulu I stay at a condo right down the beach from Bowlings and I have been tempted to call for a coffee or something but then I think better of it.. both of us being Bay Area guys though we did have a lot in common..