So you learned from your n=1 sample size. 

I stumbled upon an turnkey company, conversation as going well, all until I started exercising regular prudent business judgment and started to vet the turnkey owner and what he was saying and asking if I can verify his numbers and talk to his property manager, as well as asked for prior customer reviews of clients who liked him, and preferable one who he had a problem with and how it was resolved.

Would you have a sample of a lease or where I can find some verbiage or sample leases to use??

Accordingly, please be advised that your new rent amount as of September 1, 2013 will be $__825__ per month.Please check off one of the following options and sign below.[ ] Yes, I/We want to exercise our option to renew our lease for an additional year.[ ] I/We wish to vacate the premises before September 1, 2013.

I ran across this one and wanted to know what the BP community thinks about it as an exercise for being able to analyze 'deals' like this moving forward. * * * A triplex property in Philadelphia Purchase price: $127,500 (not a foreclosure, normal sale) Property info: 3 bedroom, 3 bathroom, 2,2790 square feet (3 floors, triplex)INCOME Monthly rent collected: $1,950 Guaranteed for year 1.

Nothing unreasonable there, just a sensible way to run an auction.And read the fine print in the sample purchase agreement before you bid.  

At the end of your master lease, you may determine that you want to dive in to the Galveston vacation rental market, renew your master lease or exercise your option.  

You will probably need to do two or three showings, i.e. one group at 5:30, one at 6:30 and one the next day at 4:00Make sure you have rental applications to hand out, (They have some samples here on BP) and have them fill it out in person or they can email it to you. 

On last thought: I assume you are using the sample lease from the book that @Brandon Turner wrote.

(most verbiage was omitted but i left this part for reference, so you can look that up as well)Take notice that pursuant to the 1st Amendment of the US Constitution:Congress shall make no law respecting an establishment of religion, or prohibiting the free exercise thereof; or abridging the freedom of speech, or of the press; or the right of the people peaceably to assemble, and to petition the government for a redress of grievances.Denial of Right to Trial by Jury.