Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

Second, I love your observation that they just don't LOOK appealing.

This is where I observe most drafting errors. 

Quote from @Rob Beeman: When I was flipping I noticed that the attraction was broken out in two categories:The woman wanted to see improvements in the kitchen, baths & closetsThe man wanted to see that it had a nice basement, garage & yardThe woman's desires seemed to add greater value than those on the man's list....and the woman's list always took precedence if the budget couldn't handle all of them.That's an interesting observation, and it definitely aligns with what I've seen in the market.

If you’re looking to retain professional services to get the feasibility and zoning/conversion processes figured out, please reach out.

In signing this Lease, Tenant agrees that Tenant has examined the Premises and certifies that it has not observed any pests in the Premises.

Secondly, the more time passed by, and the more I've seen, the more HORROR I observed the program caused to simple people. 

Lenders often look for this when assessing the viability of construction projects, so it’s good to know if you have experience or a solid team in place.Are you looking to retain ownership after the build or sell the property?

We do not personally go after tenants, because we are not attorneys, but we have attorneys on retainer and ready referrals who've done-that and been-there, so it's a quick simple hand-off. 

That way you don't risk any of your own capital, but get a chance to learn and observe first hand, so when you're ready to invest, you're way ahead of the game.