What sort of template are you seeking?  

I would recommend seeking out a local landlord/tenant lawyer to review your business proposals with to make sure they conform with all local rules and regulations.

Which means essentially, I have to seek permission from the the Historic Preservation Committee.  

If you file yourself and use a boiler plate operating agreement, you will very likely not have the protections you seek and will have spent all of that money and still be vulnerable.

So then when someone puts an ad on Marketplace seeking investors to fund a property, it's illegal?

The analysis is very complex and you should definitely seek the advice of an international tax attorney.

The purpose of both is to seek truly motivated parties.

I just got a call from a woman playing middleman for an attorney seeking to start a class action against Lange and more importantly Garber.Lange's home already has liens against it and it is doubtful he has any funds to recover at this time.

No need to buy somebody's course once you understand the basic concept.There are certain programs from differnet levels of gov't that subsidize housing for various "special needs".For example, I attended a presentation from a county mental health worker who was seeking landlords who were willing to house those people in the mental helth program who were ready to transition to living in "normal housing".So the only challenge you have is to identify the gov't levels that have subsidies for housing, and which groups are given the subsidy.

http://audrie.com/forms_and_contracts_fsbo.htmHaven't used them for anything, but it's along the lines of what you seek.