Secondly, initially we engaged with one attorney to handle both the securities work and sale agreement and transactional activities.

I also would put in every lease agreement that there is a $100 deposit every time a specialty contractor is called.

@Akshay Shrivastava itd be best to reach out to TIC attorneys that draft these agreements as they have worked on hundreds if not thousands of conversions.

I'm looking for a template to use for a lease agreement in GA, that is not associated with the Realtors association as I am not a realtor. 

A realtor may  be willing to help you with the purchase agreement contract for less than 3%.

Review their management agreement.

The one you most closely align with is if you intended to rent the house for three years or less, but to qualify for that you would have had to file for an exemption prior signing the rental agreement.

I verified the lease, had tenants fill out the estoppel agreement.

The agreement we have is thatI’ll putt all the money (property acquisition, rehab cost, etc), he will handle all construction/project Managment and selling.

Make sure you cover all utilities in the agreement.