Good topic covering the distinction between negligence and gross negligence. 

It is very segmented, but the right areas of the city really excite us as investors.

You all need to go after motivated sellers, not just off-market sellers.FSBO are all about offmarket, but most of the time FSBO want market value.So to answer your question, and to be more helpful and of value than you think...here is what you need to do.Distinguish off market sellers, from motivated off market sellers, because this distinction in your marketing efforts will make ALL the difference when it comes to  results.Then reverse engineer your strategy based on the behavior and distinction of those motivated off market sellers.So if you understand what I am saying here... your question about "templates" is wrong.It is not about where do you find templates for off-market deals... your question should be, where do you find  motivated seller off market deals... because when you know where they are.. you don't need no stinking templates.You just need to explain how the process works and the result...well:If I had a mic, I would drop it right about now.Good luck my handsome feller!

If the contractor/partner is bringing in capital to the deal, you may want to consider a structure where he/she plays two distinct roles. 

I also know restaurant's and food service, been in that segment for decades.

.** Small towns may rely too much on a single business or market segment.

To maximize the odds of always having a reliable tenant, buy a property that attracts a tenant segment with a high concentration of reliable people.How do you find a tenant segment with a high concentration of reliable people?

For the next properties I purchased, I first identified a tenant segment with a high concentration of reliable tenants.

That makes a lot of sense for the different types of distinctions and figuring out how to talk to each. 

@Nicole LockwoodNo real distinction between buying an STR property and just ... buying a property in general.