The flagship program — $197
Deal Control Secrets™
How to control group home real estate without automatically buying it conventionally.
Education only — not legal, tax, investment or licensing advice. Strategy availability and legal treatment vary by state and by deal.
The premise
You don't have to own the property to control the deal.
Ownership is one form of control. A properly structured agreement may create control before ownership.
Most operators stall because they believe the next house requires a down payment they do not have. Deal Control Secrets™ is the real-estate half of the business taught properly — which structure solves which owner's problem, what to negotiate, how to present it, and what to write down before you sign.
The five pillars
- Control the property — secure the right to operate or acquire it
- Control the terms — rent, price, option period, financing, maintenance, renewal, exit
- Control the referral pipeline — the relationships that fill the house
- Control the economics — capacity, occupancy, revenue per bed, expenses, reserves
- Control the exit — occupancy, regulation, sale, purchase, non-purchase, model change
Deal Control Secrets™
Twelve modules, the structure-by-structure breakdown, the negotiation language and the compliance boundaries — in one place.
What is covered
- Master leases and corporate leases
- Lease-options and standalone purchase options
- Seller financing and installment sales
- Joint ventures and investor-owned structures
- Management and operating agreements
- Due diligence, disclosure and exit planning
Start here
No obligation. We'll send your access details and next step within one business day.
Inside the vault
Twelve modules. Every structure, taught honestly.
Not a list of structures — a working understanding of when each one is the right answer, and what makes it go wrong.
- Reading an owner's real motivation before you make an offer
- Underwriting the house: legal bed capacity, revenue per bed, break-even occupancy
- The master lease term sheet — rent, term, renewal, maintenance, insurance, permitted use
- Negotiating an option period and option consideration that both sides can live with
- Structuring seller financing: down payment, rate, amortisation, balloon and servicing
- Land contracts and installment sales where state law allows them
- Joint venture governance: authority, distributions, capital accounts, deadlock, exit
- Management and operating agreements that define scope, fees and termination
- Due diligence: title, liens, encumbrances, insurance, zoning, occupancy limits
- Presenting a proposal an owner will actually say yes to
- Compliance contingencies, disclosure language and what to put in writing
- Exit planning before you sign — all six scenarios
Structure by structure
What you will be able to do afterwards.
Have a real conversation with an owner about a specific property — and know which structure you are proposing, why it fits, and where the risk sits.
Master Lease & Corporate Lease
The whole property under one agreement, with you as tenant of record — personally or through the entity that will scale past one house.
Read the guideLease-Options & Purchase Options
Control today with a price locked for a defined window. Enforceability, consideration and recording vary by state — and the module covers where each one bites.
Read the guideSeller Financing
Down payment, rate, amortisation, balloon, servicing and the due-on-sale question on the owner's existing mortgage.
Read the guideInstallment Sales & Land Contracts
Possession now, title later — and the state-law variation in disclosure, forfeiture and consumer protection that makes local counsel mandatory.
Read the guideJoint Ventures & Investor Structures
Investor-owned and operator-controlled models: governance, capital accounts, distributions, reporting and how the exit is drafted.
Read the guideKnowing When to Pass
The discipline to decline a property that fails on permitted use, economics, referral demand or exit. Often the highest-return decision in the set.
Read the guideWhat this program is not
Control is not a loophole.
Deal Control™ teaches how to structure a deal well. It is not a way around the obligations that come with operating housing.
- It is not a way to conceal the intended use of a property from the owner, the lender, the insurer or the local authority
- It is not a way to avoid zoning, licensing, occupancy limits, building or fire code
- It is not a way to defeat a due-on-sale clause, an HOA restriction or a deed restriction
- It is not a licensing determination — only the applicable state or local authority can make one
- It is not legal, tax, accounting, investment or insurance advice, and it does not replace professional review
Every structure here is a legitimate financial and operating arrangement when it is used appropriately and disclosed honestly. That is the whole point of learning it properly.
Start free
The Deal Control™ Cheat Sheet — nine ways to control a property, including the one most operators never use.
Get the free cheat sheetMatch a structure
Run the Deal Control Finder™ against a real owner and a real property before you spend an hour negotiating.
Open the finderRun the numbers
The Deal Analyzer™ gives you break-even occupancy and the maximum sustainable housing payment before you talk structure at all.
Open the analyzerThe rest of the system
Deal Control™ is one half. Here is the other.
Controlling the property is only useful if the house fills and runs. These are the two programs that cover the operational half — and the operators who buy them together are the ones who scale.
Referral, Funding & Occupancy Machine™
Who decides where your residents sleep, who actually pays for the bed, and the intake and occupancy discipline that keeps a house full once it is.
See the Machine™Then — $497House OS™ Operations Vault
The complete document and systems library — residency agreements, intake, house rules, maintenance matrices and the numbers model that lets the house run without you in it.
See the Vault™Important disclaimer
Acquire Group Homes™ provides education, consulting, business systems and real-estate strategy. It does not provide legal advice, medical advice, clinical treatment, licensing determinations, tax advice or Medicaid eligibility determinations. Requirements vary by property, population, services, city, county and state — nothing on this page states or implies that any model is automatically legal in any jurisdiction.
Operators must verify zoning, licensing, occupancy, building/fire code, fair-housing obligations, insurance, resident-rights requirements and other applicable laws with qualified professionals before acquiring or operating a property. We do not promise "no license required," guaranteed Medicaid payment, guaranteed government contracts, guaranteed occupancy, "eviction-proof" agreements, or that any structure avoids zoning or lender requirements.
Full disclaimers