Welcome to you!
In addition to what's already been discussed, I would add a couple of things. There's a guy who does inn financing, Rick Newman, I'd contact him, too. Unless you're independently wealthy, you're going to need some $$ and banks are
really reluctant (read: refuse) to loan money for B&B's. Rick knows who's got the $$ and is willing to lend at good rates.
Also, and this was something that we didn't really have the advantage of when we purchased 5 years ago, read all the on-line reviews about the place. One of the aspects of what you're purchasing is 'good will'. These reviews go a long way to give you insight to what you're getting. Yes, you can have most of them removed if you want ( I believe TA will do that when ownership changes), BUT you're still buying the reputation of the business and it will follow you for a while till you can make it your own.
You still have kids at home, will you still home-school? If not, what are the public schools like in the area where you want to purchase? Also, what is it in the area that will bring tourists? Even if the B&B has a good current 'repeat' business, some of those folks will no longer come because of a change in ownership. Others will anyway.
Best of luck to you! Please feel free to e-mail me any time if you have questions or need a bit of a pep-talk! I can talk you into it, or out of it, depending on the day.
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