If this is correct, how much are you cash flowing each month after you pay your operating expenses and make your loan payment?

Again, knowing nothing about this particular company, my bet is that type of company will require money up front just to consider whether they can help you out.  

I operate from Pensacola to Destin to PCB.

If you could furnish the rooms, I'd say that is best bet for cash flow.

We work with experienced operators that have great reputations and are doing multiple deals at a time. 

Living in a great travel destination like Sonoma you should consider a duplex or triplex and operate the other unit(s) on AirBNB, VRBO, etc.

I'm betting he'd drive to that area.

Partnering with an experienced motel operator is a smart idea—it can help bridge the operational knowledge gap and mitigate risks.When evaluating motels, focus on metrics like occupancy rates, average daily rate (ADR), and revenue per available room (RevPAR).

It works just fine if the operator knows what theyre doing and structures it correctly.

You're best bet is to call a few brokers local to the area and see what they can come up with.It's definitely going to be a surplus or excess carrier that will do it and the premiums will be high.