Due to higher taxes and home insurance rates, our cash flow has literally been cut in half.

But if they want the cash now, that will obviously not workHope this helps

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.

With no experience and no money of their own, it'll be difficult to find a PML who will provide you $50K to $100K or more due to the risk.

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

Well same question here, what value do you provide? 

None of this speaks well for owning property in an IRA.While trying to find related examples, I found another argument I would have certainly lost regarding accounting for a checkbook controlled IRA LLC: “Providing un-tracked accounting services for your own IRA LLC can result in a both an excess contribution and a prohibited transaction.”http://www.prweb.com/releases/2011/02/prweb4300264.htmAccording to the article, “Although there are some exemptions for services provided to a retirement investment plan, they do not extend to services provided to entities owned by the plan.”I guess you guys are right.

I am in search of a reliable CRM system that can efficiently host all my contacts, integrate with Google contacts, provide a robust phone system, and keep track of all my leads, network, and activities.

Due to insurance costs and high property taxes, we were unsuccessful in finding something that cash flows.

Getting a 5% conventional loan and then doing a cash out refi to reinvest that back into another house hack is probably one of the best ways to go about it.