Quote from @Johnny Lynum: Absolutely agree!

Agree.  

Agreed with Jonathan.

I agree: Pitch deck to a specific deal is the ultimate goal, but in the mean time, I need something to just show lenders, potential investors and others in the industry so it sounds like we know what we're talking about.

I agree with @John Underwood that if you can get separates then do that.

Now, the owner can vet the operator one time, offload routine maintence to the operator, and receive the rent they've agreed to in the lease, possibly for years to come.

I had a few contracts that I was going to use ,however , I agree with you , I'm not to confident in them. 

Otherwise, I agree, it is not that critical.  

Right now if they are doing work for you that is what you agreed to and you can try to negotiate if they aren't getting things done.

.: Have agreed on terms on a hard money loan to an investor I know well.