Free kit
The Group Home Landlord Proposal Kit™
Twelve documents that turn a cold conversation with a property owner into a professional proposal. This is the paperwork that makes a master lease conversation possible.
Templates and educational material only — not legal advice. Every document must be reviewed by a qualified attorney in your state before use.
What is in the kit
Twelve documents, one coherent proposal.
Individually these are forms. Together they answer every question a property owner will ask before they ask it.
Landlord cover letter
The first page the owner reads. Who you are, what you are proposing, and why their property is a fit — without hype.
Operator introduction
Your business, your experience, and the population you house. Written so an owner can forward it to their lawyer without embarrassment.
Intended-use disclosure
The document that makes everything else possible. A plain statement of exactly how the property will be used, by how many people.
Property criteria
What you are actually looking for — bedroom count, bathroom count, layout, location, condition standards.
Master lease term sheet
The commercial terms on one page: rent, term, renewal options, escalation, who pays what, and the conditions that must be met first.
Insurance checklist
Coverage types to discuss with both parties' carriers, and the questions to ask before you agree on who insures what.
Maintenance matrix
A line-by-line split of who handles which maintenance obligation — so nothing becomes a dispute in year two.
Inspection policy
How the owner asks for access, how much notice, how often, and what the inspection covers. Owners relax when this is already written down.
Communication standards
Who the owner calls, how fast they hear back, and how issues escalate. One point of contact is a selling point — document it.
Renewal options
The renewal structure written plainly, with the notice mechanics and any rent adjustment formula.
FAQ and common objections
Answers to what owners actually ask: what if a resident damages something, what about my insurance, what if I want to sell, what happens at the end.
Property submission form
A short intake form so an interested owner can give you what you need in one pass instead of a week of emails.
Why it works
Owners do not say no to housing. They say no to uncertainty.
Most owner objections are not really about the use. They are about not knowing what they are agreeing to, who is responsible when something breaks, and how they get out if it goes wrong.
The standard we hold
- We are not asking an owner to hide the intended use
- We are not asking an owner to violate HOA restrictions
- We are not asking anyone to ignore zoning
- We are not asking anyone to conceal occupancy
- We are not asking anyone to violate insurance or mortgage requirements
Disclose the use, every time
An owner who discovers the intended use later has grounds to terminate and a reason to tell every other owner in their network. Disclosure up front is not a risk — it is the whole strategy.
Never suggest concealment
Not from the HOA, not from the insurer, not from the lender, not from the city. If the use does not fit the property's rules, the deal is wrong, not the disclosure.
Assume their lawyer will read it
Write every document as if the owner's attorney and their insurance carrier will both review it. That standard produces better documents and better deals.
Make the owner's decision small
The proposal should tell the owner exactly what they are agreeing to, what they are not agreeing to, and what happens if it does not work out.
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Go deeper
The kit opens the door. The strategy closes the deal.
Deal Control Secrets™ covers the full range of structures — master leases, lease-options, purchase options, seller financing, installment sales, joint ventures and more — with the compliance boundaries of each.
Related
- Master Leases — the full guide
- Lease-Options explained
- Seller Financing explained
- Land Contracts and their state-law risks
- 100 Questions to Ask Before Leasing
A note on the documents. These are templates and educational frameworks, not legal instruments. Master-lease terms, disclosure obligations, landlord-tenant rules and insurance requirements vary significantly by state and by property. Have a qualified attorney in the relevant state review and adapt every document before you use it.
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