Eliminate all states that have punitive taxes or other legislation that make owning real estate difficult.Then we picked out of what was left. 

I believe what you are proposing means jail time 

Depending on where your proposed aggregate rate falls, it may be a no brainer to refinance and fix your rate in. 

One such similar examplehttps://www.publicspendforum.net/blogs/steven-koprince/2017/11/03/gao-email-delivery-receipt-didnt-confirm-proposal-submission

That’s the easy part, now you have to get the lenders to agree on the proposed Net them from the sale. 

Could he simply propose jacking the HOA dues so high to force the rest of us to sell to him?

BiggerPockets also has a "Tools" tab above, hover your cursor over it and click "FilePlace"... here they have templates and documents that you might be able to search through and find what you're looking for.Once you have the LOI (otherwise known as an offer binder, offer sheet, deal sheet, etc), all you have to do is outline the terms of your offer: Proposed purchase price; deposit amount; total down payment; method of payment (cash, mortgage); contingencies (inspection, appraisal, etc); proposed contract date; proposed closing date and anything else outlined on the form or anything else you'd like to include. 

And the legislative and executive branches of our government are too busy infighting to screw us up too bad. 

@Elise HazzardAll I know is legislation needs to be updated for these dirtbags passing mutts off as therapy dogs and getting a local quack to sign off on the thing .

Since you are making this proposal to an investor, first think about reasons he/she may be interested in not owning the property anymore.