On paper I'm ready - I have the money, I've done the research, I have well-defined property/neighborhood criteriaI, I have an agent, contractor, property manager, lender, etc.I'm targeting off market deals with light value add potential in an area with high appreciation potential.

The rental yields here are also quite attractive—duplexes, in particular, can provide a strong cash flow.2.

The New Western agent provided an existing 45-day old survey in the first communication about the property.

Beyond the financial benefits, this investment also provides an opportunity to spend quality time with my children and grandchildren, as we work together to manage and grow this asset.

But I don't provide any personal bathroom amenities (i.e. shampoo), and my guests are aware of that.

With the information you provided and that of what was accumulated through google, it looks like there is no exact way to come up with a value. 

One of the key changes includes prohibiting the disclosure of buyer's agent compensation through the MLS and requiring agents to enter into written representation agreements with buyers.These changes are set to go into effect sometime in August, and I’m curious about how other agents and investors are preparing for this shift.

Louis resident, active investor, and licensed agent working with the top investment brokerage in the metro area.

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.

Or what if you personally found home you want to buy without a real estate agent...is it recommend to engage an agent?