- carlton sheets - no money down real estate - ebook

7/24/2019 - Carlton Sheets - No Money Down Real Estate - eBook

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THE PROFESSIONAL EDUCATION INSTITUTE7020 High Grove Blvd., Burr Ridge, IL 60521 (630) 325-8700

Rea l

Est at eFo r ms

Po r t f o l ioA Comprehensive

Collection for

Real EstateInvestors

V5.0

2001

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REAL ESTATE FORMS PORTFOLIO

Throughout this portfolio, we have provided forms that real estate investorsfind very useful. These are your master copies. It should be noted, however,that a form cannot replace the advice of a competent legal professional.Therefore, it is recommended that professional advice be sought.

The Professional Education Institute has attempted to provide you with the

best forms for the situation. In several instances, more than one version hasbeen provided for use in different circumstances.

These forms are meant to be copied by the students of Carleton Sheets foruse in your real estate investing. Simply make photocopies wheneverappropriate and fill in the blanks. Other duplication or inclusion within anotherpublication is prohibited unless permission is expressly given by TheProfessional Education Institute.

2000 by The Professional Education InstituteAll rights reserved. 5th Edition 2000.

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TABLE OF CONTENTS

The forms in this portfolio have been collected by Carleton Sheets over his investing career. Everything you need is included to staryour own career; from planning and scheduling to agreements and contracts. Most are discussed in the "No Down Payment"where Carleton describes their use with examples. The following list will help you refer back to the course chapter where youspecific or general information about each form.

PEI CHAPTER

FORM PAGE FORM DESCRIPTION REFERENCE

Planning And Scheduling

Weekly Planner 1 Anticipate the time available for your investing activities 1during the week and record it in this form to scheduletheir completion.

Weekly Priority Schedule 2 Determine the relative importance of things to do and 1schedule them on this form.

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TABLE OF CONTENTS

The forms in this portfolio have been collected by Carleton Sheets over his investing career. Everything you need is included to staryour own career; from planning and scheduling to agreements and contracts. Most are discussed in the "No Down Payment" where Carleton describes their use with examples. The following list will help you refer back to the course chapter where youspecific or general information about each form.

PEI CHAPTER


Analysis Of Property

Seller Information Form 3 Use this form to record information from telephone 7discussions with sellers.

Buyer's Property 4 Record on-site physical characteristics of properties after 7Inspection Report prequalifying both the seller and the property.

Property Analysis Form 5 This is an on-site form to record financial and other 7information critical to your investment decision.

Cash Flow Analysis 6 Record the information available from the property analysis 9and your own experience in this form to determine if yourinvestment will be profitable.

Property Rehabilitation 7a/7b Use this form to determine the cost of fixing up a property to 19Analysis enhance its fair market value for resale or rental.

Market Sales Analysis 8 This form reflects the appraisal technique most likely to 9yield an accurate estimate of fair market value of a singlefamily residence.

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TABLE OF CONTENTS

The forms in this portfolio have been collected by Carleton Sheets over his investing career. Everything you need is included to staryour own career; from planning and scheduling to agreements and contracts. Most are discussed in the "No Down Payment"where Carleton describes their use with examples. The following list will help you refer back to the course chapter where youspecific or general information about each form.

PEI CHAPTER


Acquiring Property

Agreement For Deed 9 Also known as a Land Contract, it is a contract between a 13buyer and seller where the buyer pays the seller on aninstallment basis. When paid off, the seller deeds theproperty to the buyer.

Real Estate 10a/10b To be used for making offers which become a contract upon 18Sales Contract 10c/10d sellers acceptance. Do not use this form to sell your property.

Addendum 11 This form is used for the inclusion of additional terms and 18conditions in a Sales Contract.

Deposit Note 12 Initial deposit on sales contract (earnest money). 13

Attorney Approval 13 If both parties sign this form, it gives their attorneys the right 18to make specific changes to the contract that are mutuallyacceptable.

Quit Claim Deed 14 Use this deed to clear a title for transfer of ownership. 18

Closing Statement 15 A form of agreement between the buyer and seller thatprovides for the distribution of sale proceeds andallocation of prepaid expenses of ownership.

Bill Of Sale 16 Because a deed only transfers real property, this form is 18used to convey personal property.

Affidavit And Memorandum 17 This form allows you to put a document on public record 13Of Agreement without fully disclosing its content.

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TABLE OF CONTENTS

The forms in this portfolio have been collected by Carleton Sheets over his investing career. Everything you need is included to startyour own career; from planning and scheduling to agreements and contracts. Most are discussed in the "No Down Payment" coursewhere Carleton describes their use with examples. The following list will help you refer back to the course chapter where you will find

specific or general information about each form.

PEI CHAPTER


Finance

Installment Note 18 This is a note evidencing the debt that is collateralized by a 18mortgage or deed of trust.

Mortgage 19 abcde Collateralization of mortgage note. 18

Mortgage Loan Record 20 Use a Mortgage Loan Record to keep track of periodic 18payments made on a note that is collateralized by a mortgage.

Promissory Note 21 A document evidencing a general, usually unsecured, debt. 18

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TABLE OF CONTENTS


PEI CHAPTER


Lease/RentalRental Application 22 This form holds information from potential tenants that a 21

landlord uses to evaluate tenant worthiness.

Month-To-Month 23 For short-term tenancies and/or potential trouble tenancies, 21Rental Agreement this form can be terminated more easily than a long-term

lease.

Residential Lease With 24a/24b Use this lease form when a tenant is renting to eventually 15OptionTo Purchase purchase a property.

Residential Lease/Rental 25a/25b A lease form used for general residential purposes. 21Agreement

Pet AgreementAnd 26 & 27 If tenants own pets or have a waterbed that could cause 21Waterbed Agreement potential damage, these agreements protect the landlord

from financial loss.

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TABLE OF CONTENTS


PEI CHAPTER


Property ManagementMove In/Move 28a/28b Landlord and tenant sign this form to agree about the 21Out Form condition of the premises at the time of possession and to

the date it is vacated.

Monthly Income Record 29 & 30 Use these forms to record the original posting of income 21And Expense Allocation and expenses for bookkeeping purposes.Summary

Extension Of Lease 31 To extend the term of an existing lease. 21

h2Ma1533ase

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WEEKLY PLANNER

TIME MONDAY SUNDAYFRIDAYTHURSDAY

9:00

9:15

9:30

9:45

10:00

10:15

10:30

10:45

11:00

11:15

11:30

11:45

12:00

12:15

12:30

12:45

1:00

1:15

1:30

1:45

2:00

2:15

2:30

2:45

3:00

3:15

3:30

3:45

4:00

4:15

4:30

4:45

5:00

5:15

5:30

5:45

6:00

6:15

6:30

6:45

7:00

7:15

7:307:45

8:00

8:15

8:30

8:45

9:00

WEEK BEGINNING THROUGH

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SELLER INFORMATION FORM

1. Seller's Name________________________________________________________________

2. Property

A. Size (sq. ft.)______________

B. Total Rooms_____________

C. Layout___________________ Bedrooms_______ Baths: Full______ Half ______

D. Lot Size__________________

E. Garage___________________ Size____________

F. Special Features________________________________________________________

G. Appliances, etc._________________________________________________________

3. Price: $ _______________________

4. Existing Financing

A. Assumable________________

B. Lender________________________________ Amount $______________________

C. Payment: Current________________________ Amount $______________________

5. Will seller assist financing?______________________ Cash needed? __________________

6. How long on market?___________________________

7. How long owned?______________________________

8. Why selling?_________________________________

9. Like most?___________________________________ Like least?_____________________

10. Renters in neighborhood?_______________________ Rent rates?_____________________

11. Lease / Option?_______________________________

12. Cash Deal, Quick Close Price $__________________

13. Broker Involved:

Name: ____________________________________ Phone: ________________________

Background:_________________________________

Could manage?_______________________________

Rental Value $ _______________________________ Vacancy Rate___________________

Any other good investment properties?_____________________________________________

Source or Lead:________________________________

Property Address:________________________________ Date: ___________________

________________________________ Phone: ___________________

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BUYER'S PROPERTY INSPECTION REPORT

GENERAL BUILDING EXTERIOR

Grounds

Landscaping.................................................................. ________________________ ________________________Pool ................................................................................ ________________________ ________________________Sewers or Septic Tank ................................................. ________________________ ________________________Sprinklers ...................................................................... ________________________ ________________________Other.............................................................................. ________________________ ________________________

BuildingRoof................................................................................ ________________________ ________________________Chimney......................................................................... ________________________ ________________________Foundation..................................................................... ________________________ ________________________Wood Exteriors ............................................................. ________________________ ________________________Other.............................................................................. ________________________ ________________________

GENERAL BUILDING INTERIOR

Heating And Air Conditioning SystemsFurnace ......................................................................... ________________________ ________________________

Air Conditioning ............................................................. ________________________ ________________________Water Heater................................................................. ________________________ ________________________Other.............................................................................. ________________________ ________________________

Built-In Appliances And EquipmentOvens ............................................................................ ________________________ ________________________Burners .......................................................................... ________________________ ________________________Microwave ..................................................................... ________________________ ________________________Dishwasher ................................................................... ________________________ ________________________Disposal......................................................................... ________________________ ________________________Smoke Detectors .......................................................... ________________________ ________________________Intercom......................................................................... ________________________ ________________________Electric Garage Door Opener...................................... ________________________ ________________________Other.............................................................................. ________________________ ________________________

Electrical SystemsInterior Lighting.............................................................. ________________________ ________________________

Exterior Lighting ............................................................ ________________________ ________________________Other.............................................................................. ________________________ ________________________

PlumbingBathrooms ..................................................................... ________________________ ________________________Kitchen........................................................................... ________________________ ________________________Laundry.......................................................................... ________________________ ________________________Other.............................................................................. ________________________ ________________________

GlassWindows ........................................................................ ________________________ ________________________

Screens ..................................................................... ________________________ ________________________Window Panes .......................................................... ________________________ ________________________

Glass Doors .................................................................. ________________________ ________________________Shower Glass................................................................ ________________________ ________________________Tub Enclosures............................................................. ________________________ ________________________Mirrors ........................................................................... ________________________ ________________________

Other.............................................................................. ________________________ ________________________

Personal PropertyCarpets .......................................................................... ________________________ ________________________Draperies....................................................................... ________________________ ________________________Other.............................................................................. ________________________ ________________________

TOTAL ________________________

REMARKS:

DATE: ____________________________________________ PURCHASER:_________________________________________

UNSATISFACTORY

ESTIMATED COST OFREPAIR, REPLACEMENT,

OR ADDITION

Property Address:_______________________________________________________________________________________________________

Noted below are my/our findings of the physical condition of the above mentioned real property as of_______________ (mo./

day) _______(yr.). Items not marked as UNSATISFACTORY are considered to be in satisfactory condition.

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1. OWNERSHIP AND PROPERTY LOCATION

Owner's Name _____________________________ Telephone ____________________________________Owner's Address____________________________________________________________________________Property Address____________________________________________________________________________

2. PHYSICAL DESCRIPTION

Size in Square Feet__________________________ Bedrooms______________ Baths: Full___ Half ___Appliances Refrigerator_____________ Stove _________________ Oven _________________

Washer/Dryer ___________ Water Softener__________Microwave______________ Garbage Disposal_______Dishwasher_____________ Other__________________

Basement ________ Attic ___________________ Porch _________________ Utility Room____________Garage __________ Den/Family Room________ Lot Size________________ Zoning________________Fireplace_________ Window Coverings_______________________________________________________Carpet___________ Construction____________________________________ Age __________________Central AC________ Heat___________________ Largest Utility Bill________________________________City Water/Septic____________________________ School District__________________________________Public Transportation________________________ Taxes _________________________________________Comments_________________________________________________________________________________

3. OWNER'S SITUATION

How Long Owned?__________________________ How Long On Market?____ Asking Price___________Original Asking Price_________________________ Date of Price Change_____________________________Why Selling?_______________________________ Needs Cash____________________________________How Much Cash?___________________________ Could Cash Be Spread Over Time?__________________What Owner Will Be Doing With Cash Received___________________________________________________Will Owner Assist In Financing?________________ How Much? ____________________________________Interest Rate_______________________________________________________________________________What Owner Likes Most About Property__________ Least__________________________________________Comments_________________________________________________________________________________

4. RENTAL ANALYSIS

Is Property Rented Now______________________ To Whom? _____________ Children? ___ Pets?___How Long?________________________________ Lease Or Month To Month?________________________Monthly Rent_______________________________ Last Increase___________ Last Month's Rent_______Security Deposit____________________________ Concessions____________________________________Potential Rental Income______________________ Improvements Needed Before Renting_________________________________________________________________________________________________________Other Rents In Neighborhood__________________ Rent Paid______________________________________Comments_________________________________________________________________________________

5. FINANCING

First Mortgage Lender_________________ Balance _______________________________________Interest Rate____________ Assumable_____________ Payment_______________P.I.T.I.* _________________ Constant_______________________________________

Second Mortgage Lender_________________ Balance _______________________________________Interest Rate____________ Assumable_____________ Payment_______________Constant_______________________________________________________________

Other Liens_______________________________________________________________________________

*Principal, Interest, Taxes, and Insurance

PROPERTY ANALYSIS FORM

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CASH FLOW ANALYSIS

Gross Income:

Estimated Annual Gross Income

Other Income

Total Gross IncomeLess Vacancy Allowance

Effective Gross Income

Expenses:

Taxes

Insurance

Water/Sewer

Garbage

Electricity

LicensesAdvertising

Supplies

Maintenance

Lawn

Snow Removal

Pest Control

Management (Off Site)

Management (On Site)

Accounting/Legal

Miscellaneous

GasTelephone

Pool

Elevator

Budget For Replacements

Total Expenses

Net Operating Income

Debt Service:

1st Mortgage

2nd Mortgage

3rd Mortgage

Total Debt Service

Cash Flow:

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PROPERTY REHABILITATION ANALYSIS

Property Address_________________________________________________________________________

Owners Name___________________________________________________________________________

Telephone Number (Home)__________________________ (Work)_______________________________

Age of Property__________________________________________________________________________

Listing Broker___________________________________________________________________________

Existing Loans And Status_________________________________________________________________

Insured By_______________________________________ Amount______________________________

REHABILITATION NEEDED AND ESTIMATED COSTS

A. Rehabilitation Period Costs

Architect ___________________

Legal Fees ___________________

Accounting Fees ___________________

Advertising ___________________

Insurance ___________________

Loan Fees ___________________

Loan Interest ___________________

Permits And Fees ___________________Real Estate Taxes ___________________

Other ___________________

Contingency ___________________

Subtotal: Rehabilitation Period Costs __________________

B. Interior

Kitchen Appliances

Stove ____________________

Refrigerator ____________________

Dishwasher ____________________

Washer/Dryer ____________________

Cabinets ____________________Microwave ____________________

Other ____________________

Total Appliances: ___________________

Master Bedroom ___________________

Bedroom Two ___________________

Bedroom Three ___________________

Bedroom Four ___________________

Bathroom One ___________________

Bathroom Two ___________________

Den ___________________

Family Room ___________________

Halls ___________________Floors ___________________

Elevator ___________________

Water Heater ___________________

Water Softener ___________________

Boiler ___________________

Air Conditioning/Ventilation ___________________

Heating System ___________________

Electrical ___________________

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PROPERTY REHABILITATION ANALYSIS (Continued)

Plumbing __________________

Fire Protection System __________________

Furniture/Fixtures __________________

Other __________________Contingency __________________

Subtotal: Interior __________________

C. Exterior

Roof __________________

Windows __________________

Doors __________________

Walls __________________

Trim __________________

Garage __________________

Chimney __________________

Yard __________________

Landscaping __________________

Well __________________

Septic Tank __________________

Sprinkler System __________________

Driveway __________________

Walkways __________________

Porch __________________

Fence __________________

Steps __________________

Pool/Pool Equipment __________________

Light/Light Fixtures __________________

Other __________________Contingency __________________

Subtotal: Exterior __________________

D. Amount Invested

First Mortgage __________________

Second Mortgage __________________

Third Mortgage __________________

Other Liens __________________

Back Payments __________________

Back Taxes __________________

Closing Costs __________________

Estimated Costs to Sell __________________

Other __________________ Subtotal: Amount Invested __________________

TOTAL COSTS EXCLUDING SELLER'S EQUITY (A+B+C+D)

Estimated Selling Price Based On Comparisons __________________

Less Amount Invested (Total Costs Excluding Sellers Equity) __________________

Profit Before Cash Or Notes to Seller For Equity __________________

Less Cash Or NotesTo Seller __________________

Estimated Gross Profit __________________

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PROPERTIES ON MARKET

PROPERTIES SOLD

SUBJECT PROPERTY

PROPERTIES EXPIRED/CANCELLED

MARKET SALES ANALYSIS

DAYS ON MKT

SALE PRICE

CONSTRUCTION AMENITIES LIST PRICE REMARKS

CONSTRUCTION AMENITIES REMARKS

CONSTRUCTION AMENITIES LIST PRICE SALE DATE

CONSTRUCTION AMENITIES LIST PRICE REMARKS

Average ofProperties on Market $

Average ofSold Properties $

Average ofProperties Expired/Cancelled $

DAYS ON MKT

DAYS ON MKT

ADDRESS

Recommended Price Range $

COMMENTS:

ROOMS BDRMS BATHS GAR AGE STYLE SQ FT

ADDRESS ROOMS BDRMS BATHS AGEGAR STYLE SQ FT

ADDRESS R OOMS B DR MS BATHS GAR AGE STYLE SQ FT

ADDRESS ROOMS BDRMS GARBATHS AGE STYLE SQ FT


19/57

AGREEMENT FOR DEED

This agreement made this ____________day of(mo.)________________,(yr.)__________ between________________________________________________________________________ Seller and________________________________________________________________________ Purchaser.

WITNESSETH, that if the Purchaser shall first make the payments and perform the covenants

hereinafter mentioned on the Purchaser's part to be made and performed, the Seller herebycovenants and agrees to convey and assure to the Purchaser, in fee simple, clear of all incumbrancwhatever, by a good and sufficient _________________________ Warranty Deed, with release andwaiver of the right of homestead and dower, the following described real estate in the County of__________________ and state of _______________________, to wit:

and the Purchaser hereby covenants and agrees to pay to the Seller the sum of ________________

__________________________________________________________________________Dollarsin the manner following:

with interest at the rate of ________ % per annum payable _______ (monthly, annually) on the wholsum remaining from the time to time unpaid, and to pay all taxes, assessments, or impositions thatmay be legally levied or imposed upon said real estate, subsequent to _______. And in case of thefailure of the Purchaser to make any of the payments, or any part thereof, or perform any of thecovenants on the Purchaser's part hereby made and entered into, this agreement shall, at the optioof the Seller, be forfeited and all sums theretofore received shall be retained by the Seller in fullsatisfaction and in liquidation of all damages by the Seller sustained, and the Seller shall have the rto reenter and take possession of the premises aforesaid.

Purchaser shall maintain insurance on said real estate in an amount and of a type approved bythe Seller.

Seller warrants to Purchaser that no notice from any city, village, or other governmental authority oany dwelling code violation has heretofore been issued and received by the owner or his/her agentwith respect to any dwelling structure on the said real estate.

The time of payment shall be the essence of this contract, and the covenants and agreements herecontained shall extend to and be obligatory upon heirs, executors, administrators, and assigns of trespective parties.

IN WITNESS WHEREOF, the parties hereto have set their hands and seals the day and year firstabove witness.

Purchaser Seller

Purchaser Seller

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ADDENDUM

Buyer(s)

Buyer(s)

Seller(s)

Seller(s)

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DEPOSIT NOTE

$ Date

days after the above date, the undersigned promises to pay to the order of

, the sum of

dollars ($ ), without interest, payable at .

In the event that this note is not paid when due and suit is instituted for the collection

thereof, the undersigned promises to pay to the holder of this note reasonable attorney

fees for making such collection.

Signature

This note is given as a deposit in connection with the agreement between

and ,

dated , covering the real property or premises commonly known

as .

This note is void unless said agreement is accepted according to its terms.

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QUIT CLAIM DEED

THE GRANTOR,_______________________________________ of _________________,City of ____________________________, County of _____________________________,State of _______________________________, for the consideration of _______________________________________________________________________________________CONVEY ______ and QUIT CLAIM _____ to _____________________________________of ________________________, City of _______________, County of __________________State of ___________________________, all interest in the following described real estatsituated in the County of ___________________, in the State of ________________, to wit

Dated this _____________ day of(mo.)________________________, (yr.)________.

Grantor's Signature

Type or Print Name

Grantor's Signature

Type or Print Name

STATE OF _________________________COUNTY OF ____________________

I, ___________________________________, Notary Public in and for the state of_______________, do hereby certify that on this ________ day of(mo.)__________________,(yr.)________, personally appeared before me _____________________________________known to be the individual described in and who executed the within instrument aacknowledged that _____________________ signed the same as _____________________

free and voluntary act and deed for the uses and purposes herein mentioned.

Given under my hand and official seal this _________ day of(mo.)___________________,(yr.) ______. Commission expires(mo./day)______________________________, (yr.) ______.

Notary Public

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CLOSING STATEMENT

PROPERTY __________________________ BROKER ________________________________________________________________ PURCHASER_________________________

SELLER _____________________________ ADDRESS ___________________________ADDRESS____________________________ ________________________________________________________________________ DATE OF CONTRACT__________________

DATE OF CLOSING ____________________ DATE FOR POSSESSION_______________

CREDIT CREDITPURCHASER SELLER

Purchase Price Earnest Money First Mortgage Interest (______ days @ $ _____ per day) Second Mortgage Interest (______ days @ $ _____ per day) General Taxes (yr.)______ General Taxes (yr.)______ (prorated from _______ to _______) Special Assessments Insurance Premium, Unearned Rents (from _______ to _______) Utilities (from _______ to _______)

Check Or CashTo Balance

TOTAL

SETTLEMENT DEBIT CREDIT

Balance As Above Earnest Money Abstract Or Guaranty Policy Recording Fees Commission

Balance

TOTAL

Accepted: Accepted:

Signature Signature

Signature Signature

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BILL OF SALE

Seller,__________________, of ___________________________________________, inconsideration of _______________________________________ dollars, receipt whereofis hereby acknowledged, does hereby sell, assign, transfer, and set over to Buyer,______________________________________________, of _______________________________________________________________, the following described personal property, to-wit:

Seller hereby represents and warrants to Buyer that Seller is the absolute owner of said perty, that said property is free and clear of all liens, charges, and encumbrances, and tSeller has full right, power, and authority to sell said personal property and to make this bsale. All warranties of quality, fitness, and merchantability are hereby exclude

If this bill of sale is signed by more than one person, all persons so signing shall be jointlyseverally bound hereby.

IN WITNESS WHEREOF, Seller has signed and sealed this bill of sale at ________________________________ this _____________ day of(mo.) _____________, (yr.) ________.

___________________________________ [SEAL]

___________________________________ [SEAL]

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AFFIDAVIT AND MEMORANDUM OF AGREEMENT

State of ________________County of_______________

BEFORE ME, the undersigned authority, on this day personally appeared ________________________________________, who being first duly sworn, deposes and says that:

1. An agreement for (Purchase or Sale, Lease-Option or Contract for Deed) of the realproperty described in Exhibit A was entered into by and between the affiant as(buyer or seller, optionor or optionee, lessor or leasee) on the ______ day of(mo.) ________________, (yr.) ______.

2.If it is a sale or purchase, the closing of the purchase (or sale) of the said realproperty, per the terms of the Agreement, is to take place on or before the ______ day

of (mo.) ________________, (yr.) ______.

Dated this ______ day of(mo.) ________________, (yr.) ______.Tax Code Number ___________.

FURTHER AFFIANT SAYETH NOT.

Signed, sealed and delivered in the presence of:

WITNESS AFFIANT

WITNESS

Sworn to and described before me this ______ day of(mo.) ________________,(yr.) ______.

(Seal)

NOTARY PUBLICSTATE OF ______My commission expires __________

This instrument was prepared by:

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INSTALLMENT NOTE

$ ______________________ City _____________________ , State____________

Date_____________________ , (yr.)_____________

FOR VALUE RECEIVED, the undersigned (Borrower) promises to pay to the order of_____________________________ , the principal sum of ________________________ dollars, withinterest on the unpaid principal balance from the date of this Note, until paid, at the rate _____________________________ percent per annum. Principal and interest shall be payable at__________________________ , or such other place as the Note holder may designate, in consecu-tive monthly installments of ___________________ dollars ($ ___________) on the __________ dayof each month beginning _____________________ , (yr.) ________ . Such monthly installments shallcontinue until entire indebtedness evidenced by this Note is fully paid, except that any remainiindebtedness, if not sooner paid, shall be due and payable on ____________________ .

If any monthly installment under this Note is not paid when due and remains unpaid after a date spe

fied by a notice to Borrower, the entire principal amount outstanding and accrued interest thereon shaat once become due and payable at the option of the Note holder. The date specified shall not be lesthan thirty (30) days from the date such notice is mailed. The Note holder may exercise this optionaccelerate during any default by borrower regardless of any prior forbearance. If suit is broughtcollect this Note, the Note holder shall be entitled to collect all reasonable costs and expenses of sincluding, but not limited to, reasonable attorney fees.

Borrower shall pay to the Note holder a late charge of five percent (5%) of any monthly installment nreceived by the Note holder within ten (10) days after the installment is due.

Borrower may prepay the principal amount outstanding, in whole or in part, at any time, and without pena

Presentment, notice of dishonor, and protest are hereby waived by all makers, sureties, guaranto

and endorsers hereof. This Note shall be the joint and several obligation of all makers, sureties, guantors, and endorsers, and shall be binding upon them and their successors and assigns.

Any notice to Borrower provided for in this Note shall be given by mailing such notice by certified maddressed to Borrower or to such other address as Borrower may designate by notice to the Noholder. Any notice to the Note holder shall be given by mailing such notice by certified mail, retureceipt requested, to the Note holder at the address stated in the first paragraph of this Note, or at suother address as may have been designated by notice to Borrower.

This indebtedness evidenced by this Note is secured by a Deed of Trust or Mortgage date_______________________ , and reference is made to the Deed of Trust or Mortgage for rights as toacceleration of the indebtedness evidenced by this Note.

Signature of Borrower

Address

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MORTGAGE LOAN RECORD

Property ________________________________________________________________

Note Holder & Address____________________________________________________

Maker of Loan & Address__________________________________________________

Interest Rate _______ Payment ________ Due Date _______ Balloon Date __________

DATEPAID

PAYMENTCHECK NO.

PRINCIPAL INTEREST ESCROWESCROWBALANCE

PRINCIPALBALANCE

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PROMISSORY NOTE

$ Date

___________________ days after the above date, for value received, the undersigned

promises to pay to the order of ____________________________________ the sum of

________________ dollars ($________________), together with interest at_________

percent per annum, payable at ___________________________________________ .

In case suit or collection proceedings shall be brought for the collection of this note, th

undersigned agrees to pay reasonable attorney fees and court costs for making such col

lection, and also agrees to waive demand, notice of nonpayment, and protest. Late pay-ments, if any, to bear interest from maturity at ______________ percent per annum.



Due _____________________________

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RENTAL APPLICATION

PERSONAL DATA

Have you filed a petition for bankruptcy? __________ Have you ever been evicted from any tenancy? __________Have you ever willfully and intentionally refused to pay any rent when due? __________

I DECLARE THAT THE FOREGOING INFORMATION IS TRUE AND CORRECT. I AUTHORIZE ITS VERIFICATION ANDTHE OBTAINING OF CONSUMER CREDIT REPORT.

I agree that Landlord may terminate any agreement entered into in reliance on any misstatement made above.

Applicant: ____________________________________ Applicant: ___________________________________ Dated: _____________________________________

PRESENT OCCUPATION* PRIOR OCCUPATION* CO-TENANT'S OCCUPATION

Occupation

Employer

Self-employed, doing business as

Business Address

Business Phone

Type of Business

Position held

Name and Title of Supervisor

How long

Monthly Gross Income

Name

Name of Co-Tenant

Present Address

City/State/Zip Res. Phone Bus. Phone

How long at present address Landlord or Agent Phone

Current Rent Rent Paid Through Current Lease Expires

Previous Address How long Landlord or Agent Phone

City/State/Zip

Social Security No.

Drivers Lic. No. Expir. Date

Social Security No.

Drivers Lic. No. Expir. Date

OccupantsRelationships:

Ages:

Pets?

OCCUPATION

REFERENCESBank Reference: Address: Phone:

CREDIT REFERENCE ACCOUNT OPENOR DATE CLOSED

PERSONAL REFERENCE ADDRESS PHONE OCCUPATION

NEAREST RELATIVE ADDRESS PHONE CITY RELATIONSHIP

}

* If employed or self-employed less than two years,give same information on prior occupation

HIGHEST AMOUNTOWED

PURPOSE OFCREDIT

ACCOUNT NO.

LENGTH OFACQUAINTANCE

ADDRESS

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MONTH-TO-MONTH RENTAL AGREEMENT

Date: (mo./day)_________, (yr.) _________

RECEIPT IS HEREBY ACKNOWLEDGED by _____________________________________________hereinafter called Management, from ____________________________________________________hereinafter called Resident, the sum of $________________________ for the first month's rent of thepremises owned by said Management and located at ________________________________________

hereinafter called premises, said premises the Management hereby agrees to rent to said Resident oa month-to-month basis at a rental of $_____________________ per month, payable in advance onthe ________________ day of each and every succeeding calendar month.

In considered hereof and of the use or occupancy of the said premises, Resident agrees:

1. To maintain said premises in a clean, orderly, and law abiding manner and to keep the yards therefree of weeds, debris, and/or material that may become unsightly or a detriment to thappearance of said premises. Management shall have the right to enter and inspect said premises any and all reasonable times.

2. No alterations or redecorating of any kind to the dwelling shall be made without the prior writt

consent of Management.3. To pay for all utility service furnished to the property.

4. To pay the cost of all repairs for any damage done to said premises and the cost of any cleaning uof said premises which Management may consider necessary.

5. No birds, animals, or other pets shall be kept on the premises without the knowledge and writtconsent from Management; any consent, so given may be withdrawn, if, in the opinion of Managemesuch bird, animal, or other pet constitutes a nuisance, causes complaint fromneighbors, or adversely affects the normal maintenance of the property.

6. Not to let or sublet the whole or any part of the premises to anyone for any purposwhatsoever without prior written permission from Management, and the number of persons to occusaid premises shall not exceed _______________ without written permission from Management.

7. To give thirty days written notice by registered mail to Management prior to vacating said premisand to permit prospective tenants the opportunity of reasonable inspection.

8. To clean up said premises upon vacating and restore said premises to the same condition they anow in, reasonable wear and tear and damage by the elements excepted.

9. That the violation of any of the covenants of this agreement or the nonpayment of any rent due aunpaid shall be sufficient cause for eviction from said premises upon three (3) days written notthereof by registered mail or by personal service. If suit be brought to collect rent or damages, to caueviction from said premises, or to collect the costs of repairs to or cleaning of said premises, Residagrees to pay all costs of such action, including reasonable attorney fees as may be fixed by thCourt. No waiver by Management at any time of any of the terms of this agreement shall be deemed a

a subsequent waiver of the same, nor of the strict and prompt performance thereof bthe Resident.

10. All rent shall be paid at the office of ___________________________________, or any other placedesignated by Management. Each party hereto acknowledges receipt of a copy of this agreement.

___________________________________ Signed _______________________________Management Resident

By _________________________________ Signed _______________________________Resident

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RESIDENTIAL LEASE WITH OPTION TO PURCHASE

THIS AGREEMENT made and entered into on this _______ day of(mo.)________________ (yr.) ______ by and between _______________________hereinafter called Lessor and __________________________________ and/or assigns, hereinafter called Lessee: The Lessor, for and in consideration of thesum of _____________________ dollars in hand paid by the Lessee, receipt of which is hereby acknowledged, hereby leases to Lessee, his/her heirs orassignees, the premises situated in the City of ___________________ County of __________________State of_____________, legally describedas___________________________________________________________________________________________________________

__________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ .

(If the legal description is not included at the time of execution, it may be attached to and incorporated herein afterward.)

(Street Address: ____________________________________________________) and consisting of ___________________________ upon the followingTERMS and CONDITIONS:

1. Personal Property: Said lease shall include the following personal property: ____________________________________________________________

____________________________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________________ .

2. Term:The term hereof shall commence on (mo./day)_______________, (yr.) _______, and continue for a period of ________ months thereafter.

3. Rent: Rent shall be $ ____________________ per month, payable in advance, upon the first day of each calendar month to Lessor or his/her authorizedagent at the following address:______________________________________________________________________________________________________or at such other places as may be designated by Lessor from time to time. In the event rent is not paid within five (5) days after due date, Lessee agreesto pay a late charge of $ __________________ plus interest at ____________ % per annum on the delinquent amount.

4. Utilities: Lessee shall be responsible for the payment of all utilities and services except _________________________________________________which shall be paid by the Lessor.

5. Use:The premises shall be used as a residence and for no other purpose without prior written consent of Lessor.

6.House Rules: In the event that the premises are in a building containing more than one unit, Lessee agrees to abide by any and all house rules, whetherpromulgated before or after the execution hereof, including, but not limited to, rules with respect to noise, odors, disposal of refuse, pets, parking, and useof common areas.

7.Assignment And Subletting: Lessee may assign this agreement or sublet any portion of the premises without prior written consent ofthe Lessor.

8.Maintenance, Repairs, Or Alterations: Lessee shall maintain the premises in a clean and sanitary manner including all equipment, appliances, furniture

and furnishings therein, and shall surrender the same at termination thereof, in as good condition as received, normal wear and tear excepted. Lessee shallbe responsible for damages caused by his/her negligence and that of his/her family, or invitees or guests. Lessee shall maintain any surrounding grounds,including lawns and shrubbery, and keep the same clear of rubbish and weeds, if such grounds are part of the premises and are exclusively for use ofthe Lessee.

9. Entry and Inspection: Lessee shall permit Lessor or Lessors agents to enter the premises at reasonable times and upon reasonable notice for thepurpose of inspecting the premises or for making necessary repairs.

10. Possession: If Lessor is unable to deliver possession of the premises at the commencement hereof, Lessor shall not be liable for any damage causedthereby nor shall this agreement be void or voidable, but Lessee shall not be liable for any rent until possession is delivered. Lessee may terminate thisagreement if possession is not delivered within _________ days of the commencement of the term hereof.

11. Security/Option Consideration: The security deposit of $ ____________ shall secure the performance of the Lessees obligations hereunder. Lessormay, but shall not be obligated to, apply all or portions of said deposit on account of Lessees obligations hereunder. Any balance remaining upon terminationshall be returned to Lessee.

12. Deposit Funds: Any returnable deposits shall be refunded within fifteen (15) days from the date possession is delivered to Lessor or his/her

authorized agent.13. Attorney Fees: The prevailing party shall be entitled to all costs incurred in connection with any legal action brought by either party to enforce theterms hereof or relating to the demised premises, including reasonable attorneys' fees.

14.Notices: Any notice which either party may or is required to give may be given by mailing the same, postage prepaid, to Lessee or at such otherplaces as may be designated by the parties from time to time.

15. Heirs, Assigns, Successors: This lease and option shall include and insure to and bind the heirs, executors, administrators, successors, and assigns ofthe respective parties hereto.

16. Time: Time is of the essence of this agreement. This offer shall terminate if not accepted before (mo./day)_____________________ (yr.) ___________.

17. Holding Over: Any holding over after expiration of the term of this lease, with the consent of the Lessor, shall be construed as a month-to-month tenancyin accordance with the terms hereof, as applicable.

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18. Default: If Lessee shall fail to pay rent when due or perform any term hereof after not less than three (3) days written notice of such default given in themanner required by law, the Lessor at his/her option may terminate all rights of the Lessee hereunder, unless Lessee, within said time, shall cure such default.If Lessee abandons or vacates the property while in default of payment of rent, Lessor may consider any property left on premises to be abandoned and maydispose of the same in any manner allowed by law. In the event the lessor reasonably believes that such abandoned property has no value, it may be discarded.

19. Option:Lessee shall have the option to purchase the leased premises described herein upon the following TERMS and CONDITIONS:

a. The total purchase price shall be $_____________________ (___________________________________________________________________ dollars)

b. The purchase price shall be paid as follows:

20. Encumbrances: Lessee shall take title to the property subject to: 1) Real Estate Taxes not yet due and 2) Covenants, conditions, restrictions,reservations, rights, rights of way, and easements of record, if any.

21.Examination of Title: Lessee shall have fifteen (15) days from the date of receipt of title report to examine the title to the property and to report, in writing,any valid objections thereto. Any exceptions to the title which would be disclosed by examination of the records shall be deemed to have been accepted unlessreported in writing within said fifteen (15) days. If Lessee objects to any exceptions to the title, Lessor shall use all due diligence to remove such exceptionsat his/her own expense within sixty (60) days thereafter. But if such exceptions cannot be removed within the sixty (60) days allowed, all rights and obligationshereunder may, at the election of the Lessee, terminate and end unless he/she elects to purchase the property subject to such exceptions.

22.Evidence Of Title: Lessor shall provide evidence of Title in the form of a policy of title insurance at Lessors expense.

23. Bill Of Sale: The personal property identified in paragraph __________ shall be conveyed by bill of sale.

24. Closing: Closing shall be within ________ days from exercise of the option unless otherwise extended by other terms of this agreement.

25. Prorations: Tax and insurance escrow account, if any, to be transferred intact to Lessee with no prorations. Interest and other expenses of the propertyto be prorated as of the date of closing. Unpaid real estate taxes, security deposits, advance rentals, or considerations involving future lease credits shall becredited to the Lessee.

26.Expiration Of Option: This option may be exercised at any time prior to its expiration at midnight (mo./day)_____________________ , (yr.) ________.Upon expiration, Lessor shall be released from all obligations hereunder and all of Lessees rights hereunder, legal or equitable, shall cease.

27. Exercise Of Option: The option shall be exercised by mailing or deliver ing written notice to the Lessor prior to the expirat ion of this option. Notice, if mailed,shall be by certified mail, postage prepaid, to the Lessor at the address set forth below, and shall be deemed to have been given upon the day shown on thepostmark of the envelope in which such notice is mailed. In the event the option is exercised, _____________ percent of the rent paid hereunder, as well asany security deposit paid, prior to the exercise of the option shall be credited upon the purchase price.

28.Right To Sell: Lessor warrants to Lessee that Lessor is the legal owner of the leased premises and has the legal right to sell leased premises under theterms and conditions of this agreement.

IN WITNESS WHEREOF, the parties hereto have executed this agreement the day and year first above written.

LESSEE LESSOR

LESSEE LESSOR

ADDRESS ADDRESS

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RESIDENTIAL LEASE/RENTAL AGREEMENT

This agreement made this _____ day of(mo.) ________ (yr.)______, is between _____________ (hereinafter called Management) and____________________ (hereinafter called Resident). Management leases to Resident, and Resident rents from Management, residential unlocated at _________________________________ (hereafter called premises), under the following conditions:

TERM: 1. The initial term of this lease shall be _____________, beginning(mo./day)____________ (yr.) _______ and ending Noon(mo./day)____________ (yr.) _______.

POSSESSION: 2. If there is a delay in delivery of possession by Management, rent shall be abated on a daily basis until possessiongranted. If possession is not granted within seven (7) days after the beginning day of initial term, then Resident mthis agreement and have full refund of any deposit. Management shall not be liable for damages for delay in posse

RENT: 3. Rent is payable monthly, in advance, at a rate of _______________ dollars ($______________), per month, during thterm of this agreement on the first day of each month at the office of Management or at such other place Managemmay designate.Tenant agrees to pay $20 for each dishonored check.

RENT 4. Time is of the essence of this agreement. If the rent is accepted before the close of the business day, on the 4th oDISCOUNT: month the rate will be _______________ dollars ($______________), any returned check will be considered as unpa

rent and not subject to discount.

EVICTION: 5. If the rent called for in paragraph 3 hereof has not been paid by the fifteenth (15th) of the month, then Managementautomatically and immediately have the right to take out a Dispossessory Warrant and have Resident, his/her fampossessions evicted from the premises.

INDEMNIFICATION 6. Management acknowledges receipt of _______________ dollars ($______________), as a deposit to indemnify ownDEPOSIT: against damage to the property and for Resident's fulfillment of the conditions of this agreement. Deposit will be re

Resident less a $50 carpet cleaning charge, thirty (30) days after the residence is vacated if:(a) Lease term has expired or agreement has been terminated by both parties; and(b) All monies due Management by Resident have been paid; and

(c) Residence is not damaged and is left in its original condition, normal wear and tear expected, and(d) Management is in receipt of copy of paid final bills on all utilities (includes gas, electric, water, garbage,and telephone).

(e) Deposit will not be returned if Resident leaves before lease time is completed. Deposit may be applied byManagement to satisfy all or part of Resident's obligations and such act shall not prevent Management frclaiming damages in excess of the deposit. Resident may not apply the deposit to any of the rent payme

RENEWAL 7. It is the intent of both parties that this lease is for a period of ____________ months and that the last month's rent wTERM: only to the last month of the lease period. Should this lease be breached by the Resident, both the last month's ren

the indemnification deposit shall be forfeited as liquidated damages and the Resident will owe rent through the lastof occupancy.

SUBLET: 8. Resident may not sublet residence or assign this lease without written consent of Management.

CREDIT 9. Management having received and reviewed a credit application filled out by Resident, and Management having reliAPPLICATION: the representations and statements made therein as being true and correct, has agreed to enter into this rental ag

with Resident. Resident and Management agree the credit application the Resident filled out when making applicatirent said residence is hereby incorporated by reference and made a part of this rental agreement. Resident furtheif he/she has falsified any statement on said application, Management has the right to terminate rental agreement iately, and further agrees Management shall be entitled to keep any security deposit and any prepaid rent as liquidadamages. Resident further agrees, in event Management exercises its option to terminate rental agreement, Resideremove him or herself, his/her family, and possessions from the premises within 24 hours of notification from Maof the termination of his lease. Resident further agrees to indeminify Management for any damages to property ofManagement including, but limited to, the cost of making residence suitable for renting to another Resident, and wany right of "set off" for the security deposit and prepaid rent which was forfeited as liquidated damages.

FIRE AND 10. If residence becomes uninhabitable by reason of fire, explosion, or by other casualty, Management may, at its optCASUALTY: terminate rental agreement or repair damages within 30 days. If Management does not do repairs within this time o

building is fully destroyed, the rental agreement hereby created is terminated. If Management elects to repair damashall be abated and prorated from the date of the fire, explosion, or other casualty to the date of reoccupancy, produring repairs, Resident has vacated and removed Resident's possessions as required by Management. The datereoccupancy shall be the date of notice that residence is ready for reoccupancy.

HOLD OVER: 11. Resident shall deliver possession of residence in good order and repair to Management upon termination or exof this agreement.

RIGHT OF 12. Management shall have the right of access to residence for inspection and repair or maintenance during reasonaACCESS: hours. In case of emergency, Management may enter at any time to protect life and prevent damage to the propert

USE: 13. Residence shall be used for residential purposes only and shall be occupied only by the persons named in Resideapplication to lease. The presence of an individual residing on the premises who is not a signator on the rental agrwill be sufficient grounds for termination of this agreement. Residence shall be used so as to comply with state, cand municipal laws and ordinances. Resident shall not use residence or permit it to be used for any disorderly or purpose or in any manner so as to interfere with other Resident's quiet enjoyment of their residence.

PROPERTY 14. Management shall not be liable for damage to Resident's property for any type for any reason or cause whatsoeveLOSS: except where such is due to Management's gross negligence. Resident acknowledges that he/she is aware that h

responsible for obtaining any desired insurance for fire, theft, liability, etc. on personal possessions, family, and g

PETS: 15. Animals, birds, or pets of any kind shall not be permitted inside the residential unit at any time unless the prior wapproval of Management has been obtained.

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INDEMNIFICATION: 16. Resident releases Management from liability for and agrees to indemnify Management against losses, incurred byManagement as a result of (a) Resident's failure to fulfill any condition of this agreement; (b) any damage or injuryhappening in or about residence or premises to Resident's invitees or licensees or such person's property; (c) Refailure to comply with any requirements imposed by any governmental authority; and (d) any judgement, lien, or otencumbrance filed against residence as a result of Resident's action.

FAILURE OFMANAGEMENT 17. Failure of Management to insist upon compliance with the terms of this agreement shall not constitute a waiver ofTO ACT: any violation.

REMEDIES 18. All remedies under this agreement or by law or equity shall be cumulative. If a suit for any breach of this agreemeCUMULATIVE: establishes a breach by Resident shall pay to Management all expenses incurred in connection therewith.

NOTICES: 19. Any notice required by this agreement shall be in writing and shall be delivered personally or mailed by registeredcertified mail.

REPAIRS: 20. Management will make necessary repairs to the exterior with reasonable promptness after receipt of written noticResident. Resident shall make all necessary repairs to interior and keep premises in a safe, clean, and sanitary coResident shall make contact with all repair or service people and will be responsible for paying the first $25 of anyResident may not remodel or paint or structurally change, nor remove any fixture therefrom without written permfrom Management.

ABANDONMENT: 21. If Resident removes or attempts to remove property from the premises other than in the usual course of continuioccupancy, without having first paid Management all monies due, residence may be considered abandoned, andManagement shall have the right without notice, to store or dispose of any property remaining on the premises byResident. Management shall also have the right to store or dispose of any of Resident's property remaining on thepremises after the termination of this agreement. Any such property shall be considered Management's property title thereto shall vest in Management.

MORTGAGEE'S 22. Resident's rights under this lease shall at all times be automatically junior and subject to any deed to secure debt RIGHTS: now or shall hereafter be placed on premises of which residence is part; if requested, Resident shall execute prom

certificate that Management may request to specifically implement the subordination of this paragraph.

RULES AND 23. (a) Signs: Resident shall not display any signs, exterior lights, or markings. No awnings or other projections shallREGULATIONS: attached to the outside of the building.

(b) Locks: Resident is prohibited from adding locks to, changing, or in any way altering locks installed on the dookeys must be returned to Management of the premises upon termination of the occupancy.

(c) Entrances, walks, lawns, and driveways shall not be obstructed or used for any purpose other than ingress and(d) Radio or television aerials shall not be placed or erected on the roof or exterior.(e) Parking: Non-operative vehicles are not permitted on premises. Any such non-operative vehicle may be remov

Management at the expense of Resident owning same, for storage or public or private sale, at Management's oand Resident owning same shall have no right of recourse against Management therefor.

(f) Storage: No goods or materials of any kind or description which are combustible or would increase fire risk orany way increase the fire insurance rate with respect to the premises or any law or regulation, may be taken oin a storage area or the residence itself. Storage in all such areas shall be at Resident's risk and Management sbe responsible for any loss or damage.

(g) Walls: no nails, screws, or adhesive hangers except standard picture hooks, shade brackets, and curtain rodbrackets may be placed in walls, woodwork, or any part of residence.

(h) Guest: Resident shall be responsible and liable for the conduct of his/her guests. Act of guests in violation of tagreement or Management's rules and regulation may be deemed by Management to be a breach by Reside

guest may stay longer than 10 days without permission of Management: otherwise a $10 per day guest charge due Management.

(i) Noise: All radios, television sets, phonographs, etc. must be turned down to a level of sound that does not anninterfere with neighbors.

(j) Resident shall maintain his/her own yard and shrubbery and furnish his/her own garbage can.(k) Resident's Guide: Management reserves the right at any time to prescribe such additional rules and make such

changes to the rules and regulations set forth and referred to above, as Management shall, in its judgement, deto be necessary for the safety, care, and cleanliness of the premises, for the preservation of good order or for comfort or benefit of Residents generally.

ENTIRE 24. This agreement and any attached addendum constitute the entire agreement between the parties and no oral stateAGREEMENT: shall be binding. It is the intention of the parties herein that if any part of this rental agreement is invalid, for any re

such invalidity shall not void the remainder of the rental agreement.

IN WITNESS WHEREOF, the parties hereto have caused these presents to be signed in person the day and year first abovewritten.

MANAGEMENT RESIDENT(S

NUMBER OF RESIDENTS LIVING WITHIN THE PREMISES:

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WATERBED AGREEMENT

This agreement, dated _________________________ , is attached to and forms a part of theResidential Lease - Rental Agreement dated _______________________________________between _________________________, Management and ___________________________ ,Resident, for the residential unit located at _________________________________________ .

Resident desires to keep a waterbed described as ___________________________________in the dwelling occupied under the Lease Agreement referred to above, and because thisagreement specifically prohibits keeping waterbeds without Managements permission, Residenagrees to:

1. keep one waterbed approved by Management for this dwelling. Waterbed shallconsist of a mattress at least 20 mil thick with lap seams, a safety liner at least 8 mil,and a frame enclosure which meets the Waterbed Manufacturers Association standards.

2. consult with Management about the location of the waterbed. Resident agrees to hire

a qualified professional to install and dismantle the bed according to themanufacturers specifications and further agrees not to relocate it without theManagements consent.

3. allow Management to inspect the waterbed installation at any and all reasonabletimesand Resident agrees to remedy any problems or potential problems immediately.

4. furnish Management with a copy of a valid liability insurance policy for at least$100,000 covering this waterbed installation and agrees to renew the policy asnecessary for continuous coverage.

5. pay immediately for any damage caused by the waterbed and, in addition, Resident

will add $ ____________________ to the security/cleaning deposit, any of which maybe used for cleaning, repairs, or delinquent rent when Resident vacates. This addeddeposit, or what remains of it when waterbed damages have been assessed, will bereturned to Resident within ____________________ days after Resident proves thewaterbed is no longer located on the premises.

6. in consideration of the additional time, effort, costs, and risks involved in thiswaterbed installation, Resident agrees to pay additional rent of $ _______________,which [ ] includes [ ] does not include the premium for the waterbed liability insurancepolicy referred to in item 4.

7. resident agrees that Management reserves the right to revoke this permission tokeep a waterbed should the Resident break this agreement.

Management______________________ Resident_________________________

By ______________________________ Resident_________________________

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MOVE IN/MOVE OUT FORM

Resident's Name: Move-In Date:

Property Address: Move-Out Date:

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MOVE IN/MOVE OUT FORM (Continued)

SERVICE EQUIPMENT

Air Conditioner

Heater

UTILITY AREAFloors

Walls/Ceiling

Washer/Dryer

GARAGE/STORAGE

Floors

Walls/Ceilings

Light Fixture

Windows

Screens

EXTERIOR

Walls

Trim

LAWN/LANDSCAPE

MISCELLANEOUS

Door OpenerKeys

LIVING ROOM

Walls/Ceiling

Floors

Light Fixture

WindowsWindow Covering

Screens

Fire Place

DINING ROOM

Walls/Ceiling

Floors

Light Fixture

Windows

Screens

Window Covering

KITCHEN

Walls/Ceiling

Floors

Windows

Screens

Window Covering

Light Fixture

Sink

Cabinets

Range & Oven

RefrigeratorDishwasher

Garbage Disposal

The undersigned acknowledges that the above is the

condition of the Property on moving in.

Resident:

Resident:

Management:

The undersigned acknowledges that the above is thecondition of the Property on vacating the premises.

Resident:

Resident:

Management:

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MONTHLY INCOME RECORD

PROPERTY: JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC TOTA

TOTAL

SUBTOTAL

OTHER INCOME

SUBTOTAL

YEAR _________


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EXPENSE ALLOCATION SUMMARY

PROPERTY _______________________________ YEAR ____________ PAGE ________

DatePaid

To

Check

NumberFor

Total

AmountTaxes Utilities Supplies

Mainten-ance/

Repairs

Causal

LaborWages

Adver-

tisingOther

Mortgage

Payments

CapitExpen

ture

Total Carried Over From Page ___________


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EXTENSION OF LEASE

Managing Agent Or Landlord________________________________________________Address_________________________________________________________________Phone__________________________________________________________________

Premises________________________________________________________________Resident________________________________________________________________Resident________________________________________________________________Date Of Existing Lease_____________________________________________________Beginning_______________________________________________________________Ending__________________________________________________________________

1. The above-described lease, due to expire on ___________________, is hereby renewedfor a term of _______________________, beginning _________________________ andending _______________________________.

2.All terms, provisions, and covenants of the above described lease shall remain in fullforcefor the duration of the extended term, except as noted.

3.In connection with this renewal, the rent, payable monthly, shall be $________________per month, making a total rental of $_________________________ payable underthis agreement.

IN WITNESS WHEREOF, the parties hereto have executed this agreement.

Landlord/Managing Agent

Resident

Resident

Dated this _________ day of(mo.) _________________, (yr.) ________

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NOTICE OF OVERDUE RENT

Date: ________________

To: ____________________________________________________________________

Your rent of $__________ for the period of _____________________________ has notbeen received as of the above date.

Please be reminded that your rent was due on _________________________. Also, ourlease agreement provides for a late charge of ______________________.

Your rent, including applicable late charges, should be sent to:

___________________________________

___________________________________

___________________________________

___________________________________

___________________________________

By_________________________________Landlord/Management

Phone _____________________________

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PAYMENT AGREEMENT

Currently, I am renting (address) ________________________________________ from(owner) ____________________________. I realize that I am $___________________

behind in my rent at this time. I promise that I will pay the above amount owed, in full, bythe date of(mo./day)__________ , (yr.) _____________.

In the event that I, for any reason, do not follow through with the above promise, I shallvacate said premises immediately and no later than the above mentioned date. If I fail todo the above, I give my permission to said owner to change the locks and allow the sameto re-rent said premises. If said premises is unfurnished, I give said owner or agentpermission to remove the furniture from said premises and set it out on the street. Theowner will return all personal clothing and belongings to me. I realize it is my responsibilto pick up my personal belongings and articles no later than 48 hours after the locks havebeen changed.

Dated this _____________ day of(mo.) __________ (yr.) _______.

Signature of Manager Or Owner Signature OfTenant

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} S.S. AFFIDAVIT OF SERVICE - When served by a person not an officer

{ certifiedregistered

LANDLORD'S FIVE DAY NOTICE

To _____________________________

You are hereby notified that there is now due to the undersigned landlord the sum of _____________________________________________________ dollars being rent for the premises situated in_______________________________, County of ___________________________, and State of______________________, described as follows: ____________________________________________________________________________________________________________________.

And you are further notified that payment of said sum so due has been and is hereby demanded ofyou, and that unless payment thereof is made on or before the expiration of five (5) days after serviceof this notice, your lease of said premises will be terminated.

Only FULL PAYMENT of the rent demanded in this notice will waive the landlord's right to terminate thlease under this notice, unless the landlord agrees, in writing, to continue the lease in exchange forreceiving partial payment.

Dated this ______ day of(mo.) _______________, (yr.) ______

Landlord/Managing Agent Address

Telephone

STATE OF ______________

COUNTY OF ____________

__________________________________, being duly sworn, on oath deposes and says that on the_________day of (mo.) __________, (yr.) _________ he/she served the within notice on the tenantnamed therein, as follows:*

___ (1) by delivering a copy thereof to the within named tenant, ______________________.

___ (2) by delivering a copy thereof to ________________________, a person above theage of ten years, residing in or in charge of the within described premises.

___ (3) by sending a copy thereof to said tenant by** mail, returnreceipt requested.

___ (4) by posting a copy thereof on the main door of the within described premises, no one

being in actual possession thereof.

* Check off all applicable paragraphs.

** Strike out word not applicable. Signature of Notice Server

Subscribed and sworn to before me this ______ day of (mo.) _______________, (yr.) ______

(Seal)Notary Public

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30-DAY NOTICE TO TERMINATE TENANCY

To: ____________________________________ Address Of Premises:_____________________

Date: __________________________________ _______________________________________

Notice is hereby given that you are required, within thirty (30) days, to move from and deliver uppossession of the above-referenced premises.

This notice is intended for the purpose of terminating the Lease/Rental Agreement by which younow hold possession of the above-described premises, and should you fail to comply, legalproceedings will be instituted against you to recover possession, to declare said Rental Agreementforfeited, and to recover rents and damages for the period of unlawful detention.

Please be advised that rent on said premises is due and payable up to and including the date of termition of your tenancy under this notice.

Landlord/Managing Agent

STATE OF ______________ S.S. AFFIDAVIT OF SERVICE - When served by aCOUNTY OF ____________ person not an officer

______________________________, being duly sworn, on oath deposes and says that on the_________day of (mo.) __________, (yr.) _________ he/she served the within notice on the tenant

named therein, as follows:*

___ (1) by delivering a copy thereof to the within named tenant, ______________________.

___ (2) by delivering a copy thereof to ________________________, a person above theage of ten years, residing in or in charge of the within described premises.

___ (3) by sending a copy thereof to said tenant by** mail, returnreceipt requested.

___ (4) by posting a copy thereof on the main door of the within described premises, no onebeing in actual possession thereof.

* Check off all applicable paragraphs.

** Strike out word not applicable. Signature of Notice Server

Subscribed and sworn to before me this ______ day of (mo.) _______________, (yr.) ______

(Seal)

Notary Public

}

{ certifiedregistered

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REAL ESTATE SALES CONTRACT

WHEN COMPLETED AND SIGNED BY BOTH PARTIES, THIS IS A LEGALLY BINDING CONTRACT. IF THIS CONTRACT IS NOT FULLY UNDER-STOOD, THE SERVICES OF A COMPETENT PROFESSIONAL SHOULD BE SOUGHT.

Seller, __________________________________ , hereby agrees to sell to Buyer, _______________________________ , or Buyersnominee, the real property set forth belowand all improvements thereon (herein referred to as the Property), and Buyer agrees to purchase sProperty fromthe Seller on the terms and conditions set forth in this contract.

DESCRIPTION: The Property is located in _________________________ County,(city/state) _______________________________ andis commonly known as (address) __________________________________ , has approximate lot dimensions of __________ x _________,

and is legall y described as follows:

(If the legal descripti on is not included at the time of execution, i t may be attached to and incorporated herein afterward.)

1. PURCHASE PRICE: The total purchase price to be paid for the Property by the Buyer is payable as follows:

(a) Initial deposit...........................................................................................................................................$ _____________________

(b)Sumdue within ________ days after acceptance of this Contract.............................................................$ _____________________

(c) Additional sumdue at closing (not including prorations)...........................................................................$ _____________________

(d) Proceeds of newnote and mortgage to be given by Buyer or any lender other than the Seller......................$ _____________________(e) Existing mortgage on the Property which shall remain on the Property but which shall not

subject Buyer to any penalty or fee or increase in the original interest rate of said mortgage........................$ _____________________

(f) Balance due Seller by promissory note of the Buyer subject to the requirements set forth in this contract....$ _____________________

(g) Balance due Seller by Articles of Agreement for warranty deed....................................................................$ _____________________

TOTAL PURCHASE PRICE................................................................................................. $ _____________________

2. APPORTIONMENT OF PURCHASE PRICE AND DEED: Land $_______________ Building $_______________ Personal Property$_____________ . It is agreed that the Property will be conveyed by recordable ________________ warranty deed, with release of dower anhomestead rights, subject to general real estate taxes for the current year, covenants, conditions, restrictions of record, and easements of record,all of which must be acceptable to Buyer.

3. Buyer will pay for recordation of deed and prorated share of prepaid insurance, taxes, and interest, if any.4. The Seller will pay for: [ ] Revenue stamps (State, county, and local); [ ] Title commitment in the amount of the purchase price from_____________ or any title insurance company duly licensed to underwrite title insurance in the state of ____________ ; [ ] Survey; [ ______________ Attorney's fees; [ ] Appraisal fee; [ ] Real estate commission; [ ] Title abstract; [ ] Title opinion letter; [ ]F.H.A./V.A. mortgagediscount; [ ] Photographs; [ ] Satisfaction of mortgage and recording fee; [ ] Lead paint inspection; [ ] Home inspection; [ ] Repairs or replacemenrequired by the F.H.A. or V.A. not to exceed $__________ ; [ ] Any other inspections required by law. [ ] _______________.

5. PRORATED ITEMS: All rents, water taxes or charges, taxes, assessments, monthly mortgage insurance premiums, fuel, prepaid servicontracts, and interest on existing mortgages shall be prorated as of the date of closing. If Buyer is to accept the Property, subject to an existingmortgage requiring an escrowdeposit for taxes, insurance, and/or other items, all escrowpayments required to be made up to the time of closishall be made to the escrowholder at Sellers expense and said escrowbalance shall be assigned to the Buyer without compensation to the Seit being expressly understood that said escrowbalance is included in theTotal Purchase Price. All mortgage payments required of Seller to bemade shall be current as of the time of closing. If the exact amount of real estate taxes cannot be ascertained at the time of closing, Seller agto prorate said taxes on the basis of 110% of the last ascertainable amount.

6. TITLE AND TITLE INSURANCE: Within _____________ days [ ] after the date of acceptance of this contract [ ] after the date of approval ofBuyers mortgage loan (if any), the Seller will provide and deliver to Buyer or Buyers Attorney: [ ] A title commitment for an owners title insurapolicy in the amount of the purchase price (to be issued by a title insurance company duly licensed by the state of ___________________, tunderwrite title insurance); [ ] A title insurance commitment for a mortgage policy in the amount of $_____________; [ ] A continuation oabstract.

Buyer __________

Seller__________

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7. SURVEY: Within ____________ days [ ] after the date of acceptance of this contract [ ] after the date of approval of Buyers mortgage loa(if any), the Seller will provide and deliver to B

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