Most sellers only care if you close so you can usually use another form of capital stack other than what is on the agreement, however, the seller can force you to use the originally agreed-upon payment method. 

Any recommendations on lawyers to talk to that can assist in advising on an LLC fund (if needed) and how? 

You can use it as a downpayment on a property over $450k and use leverage tax free.

I'd recommend having enough to close on the deal + rehab + $5k in reserve as a minimum. 

One, you might want to consider Seller Financing (in Michigan, we call it a Land Contract) which can allow you to buy property while using the Seller as Banker; not all Sellers are open to this, but it can be beneficial to both the Buyer and Seller.

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).

Be careful the seller isn't unloading a problem on your.

If the seller isn't responsive, then do like the idea of telling the tenant you tried, and see if they can get some free legal assistance from a tenant resource center.It is a good reminder as closing approaches to ask the seller to keep tenants updated on the pending sale and when ownership is scheduled to change.

Got so crowded that we ask people to form a line outside which finally stretched to 15 to 20 people.

However, this is a conservative regional bank, that is on the NASDAQ, so maybe that’s the issue?