You tell us about the property
Address, size, condition, current status and what you would consider — lease, master lease, option, seller financing, sale or nothing at all.
For property owners
Have a house? We may have a housing use for it.
Acquire Group Homes™ connects appropriate housing operators and property owners through professionally structured real-estate strategies. If you own a property that suits shared housing, there may be a serious operator who wants to control it.
We do not guarantee that a property will be placed, leased or purchased. Every property is evaluated on its own facts, and nothing here is legal, tax or investment advice.
Start from what you want
Several structures. You choose the problem we solve.
Most operators arrive with one offer and hope it fits. We would rather understand what you actually want from the property, then tell you which structure delivers it — including telling you when none of them do.
If you want predictable income without managing tenants
Master Lease
One organisation becomes your tenant of record for the whole property, on a longer term than a typical residential tenancy, with a single monthly payment and a single accountable contact.
You trade some headline rent for turnover elimination and a counterparty who has an operating business to protect.
If you want income now and a sale later
Master Lease + Option
We lease and operate the property now, with a negotiated right to purchase at a price agreed today, inside a defined window.
Rent during the term, a sale price already settled, and a buyer who has proven over years that they can perform.
If you want to sell without taking all cash at once
Seller Financing
You carry the note instead of a bank. Rate, term, amortisation and balloon are negotiated between us rather than set by an underwriter.
A defined payment stream with a down-payment cushion, terms you set, and potentially a more efficient tax outcome than a single lump-sum sale.
If you want exposure to the upside, not just rent
Joint Venture
You contribute the property or the capital; the operator contributes the systems and runs the housing business. Economics are divided contractually.
Participation in operating upside rather than a fixed rent — in exchange for sharing operating risk.
If you are not ready to sell but want a committed buyer
Purchase Option
We pay for the right — not the obligation — to buy at an agreed price within an agreed period, while you retain ownership and possession.
Consideration paid today for your patience, and a committed exit path if you decide you want one.
If you want the property professionally managed
Management Agreement
You keep ownership and control of the asset. We take on the operating responsibilities under a defined scope with reporting obligations.
Professional management and a performing asset without surrendering ownership — though your upside is capped by the fee structure.
Every structure involves trade-offs between income, certainty, control, tax treatment and flexibility. We will walk you through them honestly. Whether any particular structure is available or advisable for your property depends on your state's law, your lender, your insurer and your own circumstances — always confirm with your own qualified counsel.
The short version
One organization. One payment. One point of contact.
That is the entire proposition. Everything below explains how it works, what it does and does not change for you, and what you should insist on before you sign anything.
The proposition
A professional tenant changes the math on a rental.
Most owners have experienced the alternative: turnover every twelve months, three sets of roommates, a lawn nobody mows, and a phone call at eleven at night.
An organizational tenant is a different relationship. One entity is on the lease. One payment arrives on a defined date. Someone is accountable for how the property is used and maintained — and that accountability is written into the agreement, not implied.
For some owners, that trade — slightly different terms in exchange for stability and a single counterparty — is exactly what they want. For others it is not, and that is a fine answer too.
How a master lease actually worksWhat an owner may gain
- A longer initial lease term than a typical residential tenancy
- One organizational tenant and a single monthly payment
- A single point of contact accountable for the property
- Fewer turnovers and no room-by-room re-leasing cycle
- Written maintenance responsibilities so nothing is ambiguous
- Documented inspection rights so you can verify condition
- Renewal options negotiated up front
- The possibility of a purchase option or seller financing later
Say this plainly
What we are not asking you to do.
This is the part that matters most, and it is where a lot of operators in this space get it wrong. We would rather lose a deal than build one on a concealed use.
We are not asking a property owner to hide the intended use.
We are not asking a property 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.
We want transparent, sustainable deals.
If the intended use does not fit the property, the zoning, the HOA or the insurance, we would rather find that out before anyone signs than after.
What happens after you submit
Four steps, no pressure.
We review it honestly
We look at whether an operator's criteria and a permitted housing use line up. If it is not a fit, we say so rather than keep you waiting.
You see the intended use in writing
Any operator arrangement starts with disclosure — who lives there, who runs it, who is accountable, and what the property will be used for.
Your counsel reviews everything
We expect you to have a lawyer look at any lease, option or financing document. So should the operator. Deals are stronger when both sides are advised.
The Landlord Acquisition Machine™
How a professional operator approaches you — and how it should not.
Owners tell us the same thing repeatedly: they were pitched before they were understood. This is the sequence a disciplined operator runs, and the one you should expect. If someone approaches you out of order, that itself tells you something.
01
They ask before they pitch
A serious operator opens by asking what you want from the property over the next three to five years — income, stability, eventual sale, capital, or to be left alone.
Watch for: If the first message is a rent number and a signature request, they have skipped the only step that matters.
02
They check the use before the numbers
Zoning, permitted occupancy, insurance availability and the owner's own mortgage terms get checked before an offer is made — because a structure that is not permitted is not a deal at any price.
Watch for: Anyone who discusses structure before confirming the use is permitted is selling you a problem you will own.
03
They put the intended use in writing
Who will live there, how many people, who manages it, who to call, what the house rules are, and what the property will and will not be used for — disclosed, not implied.
Watch for: Any request to describe the use vaguely on an insurance form or lease application is a request to help misrepresent.
04
They define who fixes what
A written maintenance matrix: what the operator handles, what stays with you, what is a capital item, and how quickly each has to be addressed.
Watch for: No matrix means every repair becomes a negotiation at the worst possible moment.
05
They show you the economics honestly
Not just the rent they will pay, but how the number works — what occupancy they need, what the payor is, and what happens to your payment if their occupancy drops.
Watch for: A payment that only works at full occupancy is a payment you should expect to eventually miss.
06
They invite your professionals in
A confident operator wants your lawyer and your insurance agent involved early, because a deal both sides understood is harder to unwind.
Watch for: Resistance to your own counsel reviewing the documents is the single clearest signal to stop.
The best operators are the ones who will tell you when your property is not a fit.
A housing use does not suit every house, every jurisdiction or every owner's objective. If nobody has told you no yet, you have not been talking to people who are being straight with you.
Deal Control Calculator™
What could this property produce beyond traditional rent?
Before anyone talks you into anything, run your own house through both scenarios. A conventional tenancy and a shared-housing operation are not the same business on the same property — this shows the difference, including the extra operating cost that comes with it.
Your assumptions
Start with what the property rents for today. Then model what the same house could produce if it were operated as shared housing — and see the extra cost that comes with it.
Conventional rental
Shared-housing scenario
Maximum residents is governed by zoning, building and fire code, licensing where applicable, and the property itself — not by the bedroom count alone. Verify permitted occupancy before modelling any figure here.
Monthly operating costs
Estimated result
Conventional rental
$1,350
est. monthly net
Shared-housing scenario
$1,775
est. monthly net
Annual difference$5,100
Revenue multiplier1.3×
Beds modelled5
Beds occupied at your rate4.5
Gross revenue (shared)$3,375
Total operating costs$1,600
The gap above is the reason owners look at shared housing at all. It is also why it requires more work, more oversight and more compliance than a single tenant — which is exactly why organisations do this rather than individuals.
Estimates only. These figures are arithmetic on the numbers you entered. Actual results depend on your market, permitted occupancy, licensing and zoning, the population served, how the property is operated, real expenses, actual occupancy and applicable law. This is not a projection, a guarantee, or investment, legal or tax advice.
Your protections
What you should insist on.
Any operator who resists these is telling you something important about how they run their business.
- The actual intended use, disclosed in writing before you sign
- Confirmation that the use is permitted by zoning and any HOA
- Evidence of the operator's insurance, with you named where appropriate
- A written maintenance matrix with clear responsibility splits
- Inspection rights with a defined notice period
- Your own attorney reviewing the lease before you execute
What we will never promise you
The claims that should make you walk away.
- That a lease arrangement removes your obligation to disclose the use
- That a master lease avoids zoning, code or HOA requirements
- That occupancy will be guaranteed or the payment risk-free
- That you can skip insurance or lender notification
- That you do not need your own legal review
If any operator — including one connected through us — tells you the opposite of any line above, do not sign anything. Call a lawyer instead.
Next step
Tell us about the property.
No obligation, no cost, and no expectation that you accept anything. If it fits, we will tell you why. If it does not, we will tell you that.
Deal Control™
Deal Control™ does not mean landlord control is taken away.
Every structure we use is designed to give you a clearer, more predictable relationship with the property than a conventional tenancy — not a weaker one.
When an operator talks about controlling a deal, it is reasonable to ask what that leaves with the owner. The answer is: everything that should be. A properly drafted agreement defines each of these explicitly, in writing, before anyone signs.
Permitted use
Exactly what the property will be used for, stated plainly — never implied or left vague.
Occupancy
The number of residents, the legal capacity, and how both are verified and maintained.
Insurance
Who carries what, at what limits, with what additional-insured and notice requirements.
Maintenance
A matrix splitting who handles what — routine, structural, capital, and emergency.
Inspections
Your right to inspect, on what notice, at what frequency, and what happens afterwards.
Payment
Amount, due date, method, late terms and how increases, if any, are handled.
Renewal
Whether it renews, on what terms, on what notice, and what notice ends it.
Purchase rights, if any
Whether an option exists, at what price, in what window, and with what consideration.
Default
What constitutes default, the cure period, and the remedies available to each side.
Exit
How each party leaves — notice periods, early-termination terms and the conditions attached.
Compliance
Who is responsible for zoning, licensing, code and permit obligations, and how they are evidenced.
What we are not asking you to do.
- We are not asking you to hide the intended use of the property
- We are not asking you to violate an HOA restriction or a deed restriction
- We are not asking you to ignore zoning, occupancy limits, or building and fire code
- We are not asking you to conceal occupancy from your lender, your insurer or anyone else
- We are not asking you to breach a due-on-sale provision or a mortgage requirement
We want transparent, sustainable deals — the kind that survive a lender's review, an insurer's questions and a change of plans five years from now.
Straight answers
The questions every owner asks.
If an operator will not answer these directly and in writing, that is your answer about the operator.
Who lives there?
A clearly defined population that matches the housing model — for example adults in recovery, returning citizens, or independent adults in shared housing. We will tell you the specific model before you sign, and the permitted use is written into the agreement. We never ask an owner to hide the intended use, and we will not present the house as something it is not.
How many residents?
The occupancy stated in the agreement is the occupancy the property is legally permitted to hold — verified against zoning, building and fire requirements for your jurisdiction, not simply the number of bedrooms. Occupancy is a term of the agreement, and we do not exceed it.
Who pays?
The operating entity named on the lease, as a single counterparty, on a defined date. Depending on the model, resident housing costs may be paid by residents directly, by third-party programs, or by a combination — but your rent arrives from one organization regardless of how the operator is reimbursed. We do not guarantee any particular funding source.
Is this use legal?
That depends entirely on your jurisdiction, and we will not tell you otherwise. Zoning, licensing, occupancy limits, fire code, HOA restrictions and fair-housing obligations all matter, and they vary by state, county and city. What we can tell you is what we have verified in writing for your specific address, and where you should get your own independent confirmation before signing.
Who handles maintenance?
A maintenance matrix is part of the agreement. It splits responsibilities — routine, structural, capital and emergency — so there is no ambiguity at the moment something breaks. Who handles what is defined in writing rather than negotiated under pressure at eleven at night.
What insurance is carried?
The agreement states who carries which coverage, at what limits, with what additional-insured and notice requirements. This is one of the first items any serious operator should be able to produce. Confirm your own coverage with your agent — operating use may affect your policy, and you should not assume your existing policy automatically accepts it.
Can I inspect?
Yes. The owner's right to inspect is a negotiated term: on what notice, at what frequency, and what happens afterwards. We consider a defined inspection right normal and healthy, not an imposition — an operator who resists one is telling you something important.
What happens if there is a problem?
The agreement defines what constitutes default, the cure period, and the remedies available to each party. Payment, occupancy and use obligations are enforceable terms, not informal understandings. We would rather you understood your exit before something goes wrong than discover it afterwards.
Are modifications made?
Any alterations are addressed in the agreement — what is permitted, who pays for it, what approval is required, and what happens to improvements at the end of the term. Structural changes are not made without written consent. If a model requires property modifications, we will raise that before signing rather than after.
Can you buy the property later?
Possibly. A purchase-option or seller-financing structure can be negotiated as part of the arrangement where it is lawful and appropriate. Whether it makes sense depends on your goals, the numbers and your state's law. Nothing obligates you to sell, and we will not present an option as anything other than a negotiated right.
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 disclaimersTell us about your property
The more you tell us up front, the faster you get a real answer.
We are not asking you to commit to anything. We are asking enough to tell you whether there is a housing use that fits your property — and if there is not, to say so plainly.
We are not asking you to hide the intended use, ignore zoning or conceal occupancy. Transparent, sustainable deals only.