There is no perfect software out there.

Gotcha a in other words rents could soften or are softening based on supply demand issues.. thank you for clarifying that.

I personally don't want to use them again mainly because of the lack of communication  ya I watched the video you can tell industry knowledge and experience no doubt.. but unique lender not so sure about that..

Your best bet is likely going to be trying to figure out some sort of seller-financing, or bring on a partner to the deal that can supply the additional cash. 

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.

TX insurance cost was getting really high and not a fan of the debt structure although ODC did things to manage the risk associated with the debt.

LLC is going to give you legal protection to some degree, but there is no difference from a tax perspective.

Accordingly, the end buyer should have no problem obtaining financing strictly due to the solar issue... heck they may even want to work with Solar Mosaic.Last time this came up the consensus was removal/repair is the worst direction to go.

So you'll have to show that you've made the payments on time for 12 full months (cancelled checks or bank statements to evidence debits on your bank statement to show payment).The 12 months of payment documentation will be required from the underwriter as a condition almost guaranteed 99.999%.Keep in mind what I am talking about here is if you pay an underlying mortgage that you're not obligated on and after the 12 month of payment you are "no longer," subject to the 50% LTV restriction with conventional financing.

It came as no surprise when I looked Gatlinburg Falls up on the Better Business Bureau site and found this.  109 complaints posted in the last 36 months!