I just want to make sure I’m doing the right calculations.. for the cash on cash I’m doing the annual net cash flow/ total cash investment times 100 and for the cap rate I’m doing net operating income/ sellers price...Also what would be a good cash on cash return and a cap rate ratio

LibertyShare or other Health sharing ministries are a good bet.

Currently it is operating as a 18 unit motel (11 units + garage/storage area in one building, 7 units + laundry facilities in second building).

As others have said, your best bet is to find something you can get well below ARV, rehab it, and then rent.

Usually, it's forming a Texas LLC with a customized operating agreement.

I would like to rent the other unit to someone who operates an assisted living facility.3 Bedroom2 Bathroom 2 floors Where do I go to find assisted living facility operators, who are looking for a place to lease.

Talk to your CPA to confirm but those expenses you mention are all considered Operating Expenses and can be  written off,....not sure about the PMI though.

Also, in your experience with commercial lenders, how much of a seasoning period do they look for once you get the building turned around, and operating at the higher NOI for before they will allow a cash out refinance?  

I am located in Orlando, FL but I know they operate in other cities/states.

I guess I am looking for an order of operations so that I’m not putting the cart before the horse.I would appreciate any advice and any book recommendations.