Having an experienced agent on your team before the rehab i think is very important because it is during the rehab when they can help add the most value by pointing you in the direction of what adds value to the sale, what finishes to choose and what to avoid, even what color paints are a good choice, insuring that your target sales price is not just realistic, but that it can actually appraise for that amount. 

From the beginning it was cash flowing more than it is now but because insurance & HOA went up I started breaking even for almost a year.

If that's even possible.

Even though we’re listing it, the offer we’re presenting is still the best solution for their needs.

If you are asking about a JADU, the 150’ is to be used ingress/egress only   You cannot use it to push out a kitchen (except possibly if you placed a door there).JADU have even worse valuations than the poor ADU valuations due to the owner occupancy requirement for renting.  

If entities are disregarded, you can keep up with more than 1 in a single QBO account using the location/business feature to keep track of them separately.

He won’t respond to me even for that but I can tell What still needs done 

I currently own 1 properties that im living in(single family home).

Can they even do this and should I get my legal on this or just ignore and rent anyways? 

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.