
Reformation Ideas
(Rental Home/Office, Public Garden, Job Contracts, etc.)


This planet, the people, and the way of being here (to me) should be free, and is (to me) about freedom. Without that freedom, no one or thing will like being conscious in a space or time. Jobs get in the way of one's purpose, one's work, and cause a lot of slavery. It's the economy, and making life into industries to monetize, weaponize, and exploit which may be driving most of the trouble, rooted in ignorance, to some degree, however willing one is to be ignorant, and whatever reason in the moment once chooses-- says me. Division comes into play, as well as opportunity (which some are divided from, and ignorant to), and so, considering these few things, I have a few ideas. Here are some ideas for EMPLOYMENT STRUCTURE REFORM (and Contracts), as well as a plan for HOME(LESS)-BASED BUSINESSES, and a FREE FOOD project. They're just ideas so that society is more in favor of the people giving it life, trading their time, minds, and resources to play this disconnected connection game.
This may remind you of other forms of government you may know, or have read about. In all honesty, they remind me of some of what exists today (as of 03.05.2026), whether people have rebelled against the system and taken things into their own hands, or some legal loopholes, so the ideas shouldn't sound too foreign. It's not to be any form of government, as each individual is to govern themselves in the 3 relationships: (1) you and your self, (2) you and your world, and (3) you and the world around you (the world outside of you and your world and self). This is just an idea, some suggestions, for consideration, for those who do more than just talk about problems before returning to feeding them. If you should want to make some change in your world, here is this, to build on, or read and be amused (even if you agree) and just throw away, or do whatever you will. Like everything on this website, it's all my opinion tossed into the wind.
WRITTEN: 01.03.26
LAST EDITED: 03.05.26




































Free Food program
(Free Public Recharge & Garden Buildings & Streets)




LAST EDITED: 03.05.26
I was looking for the original version of this project, which was posted on a facebook group i was running (that's still there) called THE UNITED SLAVES OF AMERICA. I posted this along with things like the Banker's Manifesto of 1812 (or whatever it was), and one of the original lists of Executive Orders which I found back when THE PATRIOT ACT (after 9-11, but drafted BEFORE 9-11) was being put into effect. I cared about living back then, so there were a bunch of heated, passionate, open-minded visions and plans to "help people & the world" but nobody cares, so here's a fart in the wind. Whoever can make something of it, ok. I'm tired of this life. OH, the original plans were written in the NOTES portion of Facebook Pages... which they deleted that feature, so all of those plans are gone now. Thanks Facebook.
1. Free Food on the road: Seed Streets Project.
This was a plan to have food trees along residential spaces, like parks, at bus stops, parking garages, and especially along the highways. When driving on the highways there's huge wooded areas that just sit there. Why not convert some of those into food? I watched a project about "Seed Bombing" where small clay balls were created which had seeds, fertilizer and plant food in them, and people would take them and just throw them out into areas. The weather and nature would cause them to grow, and it was working! I thought, ok, those are about the size of paintballs, so why not load some into a paintball gun, drive along a freeway, and just seed the freeway. That way you could color code the freeway with food. Things like chakras and bodily systems are all aligned by number, frequency, color, sound, etc., so you could rebalance those things by balancing the colors, and feeding the off balance ones to restore them. For instance, if you're sick in a purple zone, listen to purple HZ music, eat purple foods. ALSO, since the streets and routes could be color coded, you could find things easier, and even use it to your advantage when traveling. "I'm going to take the green route (highway XXX with green grapes, kale, lettuce, spinach, avocados, green apples, green onions, etc.) to the yellow street (bananas, lemons, pineapples, golden yellow apples, yellow squash and peppers, etc.) and I'll meet you on Orange street, where if there's an actual street named Orange Street, in the parks, some sidewalk grass space, and some bus stops, plant actual orange trees or orange foods, things that wouldn't interfere with the traffic because the soul sucking city's gotta get it's commerce and money out of you so you'll feel like a million bucks (not feel like a human being).
2. CHARGING POINTS: Public Power Ports.
Disconnection is a big part of this game on this planet (in this "reality")-- one which is as allowed, necessary, and inevitable as not. The disconnect provides a gap and hole to fill, which gives purpose and adds space to flow and be. I understand that, but at the same time it's annoying, and taking a sabbath is a thing. Society, being a tool of economics, is increasing the divide in and of souls and conscious beings from their wholly self, and so, in this project, there are SABBATH points (charging points) where one can go to stop everything else and remember their wholly self, and be in that space for a moment, before going back to this game. Being drained completely is something to do, and is allowed, but for those who would NOT like to partake in that part of the game, there are these Public Power Ports. Like ley-lines and (what I call) X-is points, there are power points all over the planet, each offering something different. Also, we have the power to create such points, and this is about doing that.
At Libraries, Bookstores, Shopping Centers, Parks, Fire Stations, Police Stations, and outside of public buildings, as a suggestion, there should be created public access charging ports where there will be solar powered recharge stations for electrical devices, but also grounding stations for human beings electromagnetic fields. They can look like bus stop enclosures-- nothing too big, yet some space with enough room for solitude. They're meant to be for individuals. You can recharge your phone there, electric vehicles-- whatever needs charging. It's all solar and like a greenhouse, so you can see inside , slightly tint the windows maybe, but to make sure people aren't doing anything mischievous it would have to be transparent. However, if YOU needed to recharge, there would also be a couch there, some books and videos about self-help and mental stability, as well as foods growing there that you can pick fresh from the earth and get a natural recharge. Also, at these places (libraries, parks, schools, government buildings, police stations, hospitals, etc.) there should be water taps/wells, where you can get fresh CLEAN filtered if needed water for free. Pump it and do the work, yeah, but free water tap wells.
There was more to it, with rooftop gardens, community garden spaces, and plans for abandoned homes and buildings to be converted into community centers, but I have to go do things to get money and life sucks. I'm tired of this. Do what you can or will for whatever. If i'm in the mood or spirit to work this out more, then it'll get worked out more, but here's the idea for now. Run with it.
Job & Work Contracts





LAST EDITED: 03.05.26
This planet, the people, and the way of being here (to me) should be free, and is (to me) about freedom. Without that freedom, no one or thing will like being conscious in a space or time. Jobs get in the way of one's purpose, one's work, and cause a lot of slavery. It's the economy, and making life into industries to monetize, weaponize, and exploit that drives most of the trouble, and that is rooted in ignorance, to some degree, however willing one is to be ignorant, and whatever reason in the moment once chooses-- says me. in any case, here are some ideas to reform job contracts and the way jobs could work, so that they're more in favor of the people working them, trading their time and mind for resources.
This may remind you of other forms of government you may know, or have read about. It's not to be any form of government, as each individual is to govern themselves in the 3 relationships: (1) you and your self, (2) you and your world, and (3) you and the world around you (the world outside of you and your world and self). This is just an idea, some suggestions, for consideration, for those who do more than just talk about problems before returning to feeding them. If you should want to make some change in your world, here is this, to build on, or read and be amused (even if you agree) and just throw away, or do whatever you will. Like everything on this website, it's all my opinion tossed into the wind.
1. YOU & YOUR "JOB"... WHO WORKS FOR WHO, and WHY?
JOBS AND WORK
Ok, so, there's your job and your work. Your work is your life-- your purpose, your very living and being. It's what you do for you because it IS you. It comes from you and returns to you (gives back to you). Well, the HONEST and REAL YOU. It's a calling that you either run from or take on. It gives to you, and honestly, doesn't take. It may borrow to show you your self, and help you to grow, but it's a think you like, love, and agree with, AND it returns all of that energy back to you. It pays you in soul, in energy, in spiritual power, awareness, fullness... it gives you more being.
Then there's your job, which is given to you and your work you take on your self. Some would argue that the job is the entire collection of work, but this is not always true, even though it is by way of every job you take on being a driving force adding what it will to the work that is your development of understanding of BEING and ways of your BEing, understood in those moments or not. One may carve into creation, in their mind, what their purpose is. That will be the work, and you figure out what you will be doing, and how your being will be. It presents to you jobs, points that offer you work, which help shape that reality. It is almost as if your being is a book, and your work is reading the book (or writing it). The jobs you gain are the chapters, thus reading and writing the book one stage at a time as to offer understanding of what the entire book is about. In todays world, for human beings especially and those in which they choose to suck into their dealings, the jobs are things which offer money to “allow you to do what you want or need”, but in most cases they're a distraction and drain. This drain still offers you a means of continuing your life's work by either being directly related to what you want to do, or either pissing you off or draining you , the latter two should be a motivation to trigger an upgrade in your mind which kick you into another gear to get out of that job. Weekends are a part of your work, your life's work. Weekends get crapped on by your job. The money is merely a distraction, a trick, to keep you there having a dream (nightmares are dreams as well) within someone else's dream. I would not recommend that you spend time dreaming in someone else's dream, as when they wake up or make a decision, you have no choice but to abide by the consequences, even if that means that you, a figment of their dream, cease to be... in the workplace that means you get fired. Dreaming in someone else's dream? Say you work for some company in which you get hired. The person who started the company is the one who had the dream. You dreaming to be the CEO of that company is your own dream, but it is a dream in someone else's dream. They can do what they want with you as it is not your dream you are dreaming in. The money will keep you dreaming in someone elses dream as you will get promotions and your dream within their dream may be going smoothly, and you will seem to have no reason to wake up as things are going “according to plan” but the overall dominating plan is not yours. You find that out when you get fired.
Weekends are an escape from your job. Your job pays you in cash and tangible things. Your work pays your soul by way of spirit. Your job has a value and can and will end, most times at the hands of someone else. Your work will take your entire life and will only end when you say so or your time is over. You choose your job. Your work chooses you. So, you see the difference. Given that, your weekends, the time your job says that you do not have to participate, and this has been orchestrated in such a way that even on days that are not the weekend yet you do not have to work you consider those YOUR weekend, those days become your escape in which you attempt to do/have YOUR LIFE/living as much as the paycheck you were given allows you to do, before it runs out, usually by the end of or shortly after the end of that weekend, or however your job has worked out your pay period, and you have enough money to continue working. So if your job is a part of your life and living, meanwhile your life's work is (should be) dedicated to the continuance of the understanding and development of your being, why then must you feel the need to escape your job to do your work? Your job is not working for you in the way you envision your self being freely. You are working for it, and it's place and/or purpose is not understood. So, we, who are blessed/cursed enough to have jobs, have these stupid things we go to, and do some type of tasks, which are degrading a lot of the time or physically or mentally stressful and pointless, and the balance of those is the spiritual and economical drain, and we hate them, and we hate the b.s. politics there, and the (hopefully just one) coworker with the conflicting personality and code of ethics and being which is not understood by you and therefore you and they do not share vibration (you don't vibe, or click, or get along), and we hate how it only pays you enough to come back the next week, not enough to have a life, but enough to stay alive... that's called a job. One might, then, come to the conclusion of “Fuck a (or fuck THIS) job”.
WHY DO PEOPLE "NEED" JOBS?
Why do we NEED jobs? Because of the system. The system teaches us that wee need money. This is dumb to me. I'm going to work... in a store... to get money? Why don't i work at the store to get things from the store for free? That makes more sense. If the stores get the items for way less than you pay them for it, and things like dollar stores have the same items in them but for a dollar, then what's really going on there? Why is it not possible or profitable? Because if it were, then more people would have jobs that work for them and not the other way around! They key is to keep you asleep in someone elses dream until they don't need you in it anymore. That's a mean thing to do. It's trickery and manipulation. If i worked at a grocery store so i could have enough food for two weeks, i'd work for a week... get my 2 weeks worth of food and then leave... do what i wanted with my life.. allowing someone else who needs food (some homeless or impoverished mofo) a chance to do what i just did. When they get what they NEED, then they'll leave and make another slot for someone to fill. The money system saw this... it recognized it, too much freedom there, so no, work for money.... then you're locked in. you're a slave then, because you have to keep coming back. You can adjust the rates and prices to further finely tune the system of imprisonment, by offering more work for less pay, further digging the hole, with incentive, of course, of raises and promotions, but all dreams in someone elses dream. The dreamer will do what they must to keep the dream as pleasant for THEM, not the others in the dream, and if the dream gets to bad they get rid of what is troubling them. If it is the dream itself, then they abandon the dream and wake up. The money is never enough for the 2 weeks worth of food. The money is never enough for the rent. The money is never enough for anything, so you have to keep coming back doing b.s. you don't like or care to do, with people who are fun because we're all slaves stuck in the same system so we're making the most out of it. It would be way better the other way, but i don't run the system... yet. Don't worry, we'll take it over and change things. Then things will make sense, not dollars.
I worked at a warehouse. It was huge. Warehouse, hardware store (like Home Depot... as a matter of fact, you could say JUST LIKE Home Depot... as a matter of fact... I WORKED AT HOME DEPOT) and we... DID NOT... get a discount other than 5 finger. Who would work at home depot who is not interested in home improvement or construction? Anyone who needs money, or benefits of working a job that pays what that job pays or offers what it offers. It is a means of attempting to dream your dream using fragments of someone else’s dream. There are loads of people who choose a profession (or just get a job) because it PAYS, not because they like it, or want to do it, or even know or understand anything about it, and in most cases they don't even really NEED to do it... they just need the money, or the benefits... tools that are a means of keeping you asleep in someone else’s (namely your government's pimps) dream. This is a waste. “Fuck that job”.
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The main reasons people get jobs...
1. they need money.
2. they need medical.
3. they want to accomplish what the job offers. Usually its just the first two. It’s only after the first two do most people arrive at the third, and by then most of their living time here has been used up.
That's about it, because if they got money then they would buy stuff from a store, so getting a discount is the same as needing money. buying merchandise is the same as needing money (to get it). Very rarely does one work at a job just for the experience, or because they want to take over that company. If that is the case, usually they are related to someone there at the job, someone closer to being the dreamer of that dream, or just someone else strung along falling into one of the first two categories.
Understand, needing money is a thing to keep you trapped in the system. It's not there to get you out. You can use it to get out, but if you understood that, and how, you'd be out by now. Needing medical is a condition that is created by the money people. The cures grow all around you and within you, but you've been brainwashed into “get a job” so long and paying for everything that comes freely in life that unlike the rest of the animals you think this is natural, including your escapes and relief and medicine... all drugs. Religion even uses your job by way of taking the money you earn to “give to God” (who created you and universes you'll never see or understand, yet it needs your money?... for what exactly?). Crime needs your job, because it puts you into economic classes, which dictates where you can afford to live, which dictates the level of crime you will have to deal with, which dictates how you will have to react and what you will have to spend... which leads into the medical industry needing your job just as much as the entertainment industry needing your job, because they provide the escapes and relief... for a price, so pick what's in your price range, and that is the drug you will be hooked on. None of it matters. When the weekend of escapes through whatever drug of choice you are conditioned into desiring, a reflection of the living and life you want which is your work you rarely get to do because of your job, you'll just go back to work to get more money to try to escape and “have a life” again. This is evolution? To build and perfect the tools of your demise? Foolishness. It's a distraction, no matter how well played, or how comfortable or sedated you get in it. But this is from the generations who have well maintained drought tolerant yards and go to organic stores to pay too much for what they could have grown in that yard for free, but will tweet complaints that will never have action other than “like button” to back them up and change that system. Prove me wrong on that so we can look back at that line and laugh. You pay for bottled water which has an expiration date from the companies who put the poison in both the water you're drinking, and the plastic they sell it to you in. If not that you're working because there's a personal void in your self that you are running from dealing with or don't understand how to deal with, but you get a connection to being and live and find meaning in doing the work at your job... a.k.a. For the sake of self: soul, spirit, and sanity you just need something to do to validate your existence. But something you can walk away from when it's time to punch out where you have scapegoats. Things like adoption or ministry are too... much.
The following is a proposal for part-time contracts. They should be able to be renewed/updated seasonally by the employee. Every job should do this. It would help with people who are unsure about a job but need a service or a few products. It would be good for students and people who are thinking of moving to a new area or are on vacation... for everyone in one way or another, better than the system already in place of just working to get paid money which is never enough.
NEW PART TIME JOB/WORKING CONTRACT PROPOSAL
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1. Give huge discounts, like let employees get things for wholesale price. Everything.
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2. Change the part time contracts to Part-Time with PAY, or Limited Part Time with MERCHANDISE, and Part Time with OVERFLOW:
PART TIME WITH PAY means they get money from you.
LIMITED PART TIME WITH MERCHANDISE means they know they will only be working for a shorter amount of time (Temp, maybe two months, not a full season) but to get something they need, so they can get on with their lives, so they work for merchandise. So if they're working for $8 bucks an hour as a rate, and they work 20 hours that week then they racked up at the end of the week a shopping spree of $160 bucks (and no, they're not paying tax). REHAB PROGRAMS could get people jobs as Limited Part time with Merchandise, because its hard to feed a drug habit when you're not getting paid cash unless the pawn shops and normal hustling spots that see you have no integrity and appreciate taking your stolen items to give you money to keep you hooked verses declining you so you are forced to stop and go handle your issue, but it is better to help you survive when you're getting paid in FOOD. Once they complete their rehab term, they can renew their contract as for pay. Hahaha... they would all go work for liquor stores.
Also, you could set it up as an PART TIME WITH OVERFLOW which is the ideal.. Where an employee can set a money or merchandise limit, and after they reach their limit, the overflow is translated into the other option in the contract. For instance, if they set up a contract as PART TIME WITH PAY WITH MERCHANDISE OVERFLOW, then the overflow would be Merchandise. So if their limit is limit is $300 every week, then whatever they work over that $300 a week gets added up as overflow and the value they can take from the store in merchandise. So if you work for $500 bucks, but your limit is $300 bucks, then you have earned $200 bucks in free merchandise from the store. Imagine working at a grocery store where in two weeks you walk out with $300 bucks PLUS $200 bucks in food. You would take a week off. Every month! Or TWO! You could afford it! Yeah, overtime's looking better now, huh?! As a matter of fact, this makes a joke out of the overtime payments in general... What would you rather get, time and a half at your job, or a $2000 dollar big-screen for the wholesale price of $800- $1100 bucks? EXACTLY. Time and a half for what?!
ALL OF THE OVERFLOW ACCUMULATES, so if you don't use all of it you'll build up credit at whichever store, and their brother/sister stores or businesses (partners and such)... So, if you work for a video store in California, and you go on a road trip with $170 in merchandise overflow, when you hit a partner of that store in Virginia, you're covered. Makes moving to a new location, or taking a vacation easier. Life just got a lot more stress free. You wont have to worry about what you're going to do with credit at 2 grocery stores you worked for, and a clothing store you're working at..
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Employee Medical STACKS.... ok so i heard about SDSI (disability) and how its taken from your check. TAKEN.... like you WILL pay it, not an option... and what this is is money set aside that YOU'VE EARNED... but can only gain access to if you're disabled. IF NOT, IT GOES TO THE GOVERNMENT. They steal a lot of money. I wonder what they do with it, cause our street never got paved. The drugs were everywhere. The schools turned to shit and taught less and less each year. Must go to opening bars and churches, cause we had a lot of those next door to each other. Or the construction of abandoned homes... meaning they made abandoned homes, yes, cause we had a lot of those too. Tangent. MEDICAL STACKS... all the money you worked for, and was deducted, gets stacked in a vault somewhere with your name on it. And if you don't use it, you keep it in the vault, and can stop paying it whenever you want. So if you stack up to $3,000 in medical, and what to stop, then you'll have $3,000 IN MEDICAL in a vault sitting waiting for you. It shouldn't be taxed, or charged. You worked for it, they took it out, so let it sit there until you use it. People would save on medical and keep money that way, as opposed to paying for medical, never using it, thus tossing 500 bucks a year or so down the drain. Who's at the bottom of the drain? Where does that money go? Why isn't it waiting for you in case of emergency?! It came from your check!? THIS WAY... a person could get a job.... work a period of time, build up a medical stack... and then renew their contract as working for merchandise and they're taken care of. They get the living supplies they need, and they have medical waiting for them when they need it. Shit, we pay taxes here and get screwed. You pay taxes anywhere else and you get free medical. Wth?! SINCE ITS YOUR MONEY THAT YOU WORKED FOR, then you can put WHOMEVER YOU WANT on your medical, and use the money for WHO or WHATEVER medical expenses you want!
Another way to do all of this would be to restructure the whole society so that everyone just donates an amount of their time and skill to build the society. Other than that there is to be a vault which is rationed equally according to household size which is contributed to equally by everyone. Every aspect of stocking, maintaining, and distributing these rations is to be worked equally by the people. This should eliminate all talk of one person donating so much food while the other who has no land cannot. The one who has no land can work guard duties or record keeping for the vault. Keep in mind, all of these ideas are not only old ideas but ones that have worked. It's just that for the sake of power being held by the government and keeping a class system the other options of jobs with pay scales and everything else were put into play. Basically to keep some people rich and most of them poor and working.
DONATION SYSTEM would require everyone to have posted what they're good at but actually love doing and are willing to share. You must give something back to the community. There are plenty of welders, farmers, medically trained and previously unemployed, soldiers, teachers, mechanics, and a bunch of other things that the community needs. These talents need to be put to use again.
There would also have to be a location where classes are taught.
R.T.O. (Revitalize To Own)
(Homeless Job Startup & Rent to Own Home Business)






Because of time constraints, I'm redoing a bunch of these projects and plans I'd written YEARS (DECADES) AGO. Sadly, looking at teh world, things like this it seems will always make sense, and could be used, so here is this one. It's the R.T.O. PROJECT (Revitalize To Own). Nothing new under the sun I guess. Anyways, this one's about a homeless and housing revitalization program. I'll just outline some things here, and as i get time and as the updates come to me, i'll fill in the gaps and blanks.
Overall Original Concept (from like 2003-2005?):
1. Churches work with home-schools to create a non-profit so they can get property and funding.
2. Those properties are outfitted to have home based businesses, can be rented out as office space, conference rooms, and computer labs.
3. The kitchen areas can be able to create a small restaurant or food pantry program, so storage and food-safety prep is crucial.
4. There should be yard space, for recreation, and growing some food and needed medicines (herbs, natural organic)... (see FAMLIGION PROPERTIES)
5. The churches (especially the senior members who've survived things and KNOW how to survive things) should work with the youth to create a homeless feeding program. This will establish the presence in the community for the property. The church and others should already have a presence in the community.
6. From there, thorugh networking with the homeless in the area, it can be assessed which skills and who's "hungry" enough to make good on an opportunity to start a home business in that property owned by the non profit. This gives those homeless individuals a chance to not get a job, but have their own business. The responsibility to continue in their economic freedom is on them, because anyone can show up and half-ass it at a job just for a check, and hate every second of it. This way, they're creating a lifestyle, their own home and business, and rebranding themselves in the community, guided by the schools and churches participating. They can work until they pay off the house (buying it from the non profit) and then continue as productive citizens with a functioning home and business.
ALL OF THIS IS JUST AN IDEA. If you're interested or have any input, I'm all ears. I just think of things I'd like to do, or at least help with in some way, to make the world a little easier and more livable for folks, and this is one of the things I haven't really seen. No one can own an idea, only embody it-- says me. So, whoever wants to do it, go right ahead. This is just a seed for a bonsai tree. You grow it and shape it however it fits you and your program or abilities. I just want to see it up and running and doing well in a social media or news post, instead of all of the negative crap we're bombarded with to program us... how's about some positive liberation, aye?
(PROPERTY CLOSING CHECKLIST)
Things needed to buy and close on a house.
Could be done BEFORE YOU MOVE IN:
- Whoever needs to sign for the sale/purchase _______
- Have ID (is that enough) _______
- How to send the payment (have account & routing number) _______
- Get all keys/openers/ fobs/ etc. _______
- Any questions about property _______
- What is Buyer’s Agent Fee? Can it be reduced? What can agent do for you? _______
- is there a credit for any repairs needed? _______
- what is the appraisal value? (more or less than contract) _______
- get title report
- get signing date
- schedule pre close walk thru (check repairs)
- Get Video Ring Doorbells _______
- Check/Install Smoke Detectors _______
- Check HVAC System & filters _______
- Check sprinkler systems and yard work to see how it works. _______
- Find water cut off valves for main water line _______
- Find breaker boxes and check to make sure they’re ok _______
- install water purifier and softener _______
- Make sure it is all deep clean _______
- Make sure painted _______
- Look at Home Inspection report (schedule repairs) _______
- Set up home maintenance schedule _______
(gutters, pest inspections, trash, etc.)
- Track bills and expenses (replacements) and receipts _______
- File the closing documents for property in home owner journal _______
- Put home inspection report in home owner Journal _______
(PROPERTY MOVE IN CHECKLIST)
DO THESE THINGS RIGHT AWAY after you get the keys to a new property.
Could be done BEFORE YOU MOVE IN:
- Change of address _______
- Get New Driver License _______
- Check insurance for home and car to make sure address is correct _______
INSURANCE/ PROTECTION/ SECURITY
- Closing Walk Thru to make sure it’s empty _______
- Get new locks and keys and lock out plan (where to go if you get locked out) _______
- Put in Window Coverings (shutters/blinds/ curtains) _______
- Change garage key pad codes _______
- Get/Change Security System (alarm/codes) _______
- Get Home Cameras _______
- Get Video Ring Doorbells _______
- Check/Install Smoke Detectors _______
UTILITIES/SYSTEMS
- Get Utilities transferred into your name
Water _______
Gas _______
Sewer _______
Trash _______
Phone _______
Electric _______
Internet _______
- Setup bill auto pay _______
- Apply for Homestead Exemption _______
- Check HVAC System & filters _______
- Check sprinkler systems and yard work to see how it works. _______
- Find water cut off valves for main water line _______
- Find breaker boxes and check to make sure they’re ok _______
- install water purifier and softener _______
TOUCHUPS
- Make sure it is all deep clean _______
- Make sure painted _______
- Look at Home Inspection report (schedule repairs) _______
- Set up home maintenance schedule _______
(gutters, pest inspections, trash, etc.)
- Say Hi to the neighbors _______
AFTER KEEP IN MIND/KEEP AN EYE ON
- Track bills and expenses (replacements) and receipts _______
- File the closing documents for property in home owner journal _______
- Put home inspection report in home owner Journal _______
pPpP
LOOK UP
- What is city code and limit for room rentals?
- Background check companies
- Eviction background check company
- Is there HOA? NO HOA because they don’t allow it.
- Work out Laundry schedule and cleaning and maintenance duties and schedule.
- How do electronic locks work
- Eviction forms and process
- Call them Guests not Tenants so the rules don’t screw you or them, and they don’t screw you.
- Have map with bus routes, stores, locations around the property for ease for guests.
>>> SITES TO LOOK UP AND KEEP ON CALL
… cleaning service
… mobilehomeparkclassroom.com
- FB Market Place and groups about FOR RENT properties
… Roomster.com
… Air BnB Arbatross
…. Zillow
… REDFIN
… Bigger pockets.com
… room finder
… Aparments.com
… endhomelessness.org (PHONE: 202-638-1526 / FAX 202-638-4664 / National Alliance to End Homelessness - 1518 K Street NW, 2nd Floor, Washington, DC 20005)
- Look at AIR BnB frustrated people
- net 30 (furniture/store credit line)
- how to get listed on Padsplit
- Guiltless Caregiver
- Temperature set to
- Electronic lock companies and types for rooms
- Security Deposit
-Pro rate first month
-Common Areas :
… large capacity fridge
… washer dryer area
… wifi company
… cable company
… property manager (inspects property/collects & serves)
… energy efficient plugs/solar and appliances
WATCH OUT FOR >>>
… stay away from garbage disposals (lots of repairs)
… stay away from carpets (bedbugs, dirt, cleaning expenses, etc.)
… dynamics of tenants (personalities, ages, backgrounds, beliefs, try to get all male or all female)
- internet and utilities have set up
- Storage space onsite
- Healing house (house for persons who got out of hospital)
… Wheelchair access
… Nurse at property
… First aid at property and equipment
… VA programs (Veterans/disability)
---- vouchers
… Vehicle for emergency at property with wheel chair access
pPpP
4. There should be yard space, for recreation, and growing some food and needed medicines (herbs, natural organic)
5. The churches (especially the senior members who've survived things and KNOW how to survive things) should work with the youth to create a homeless feeding program. This will establish the presence in the community for the property. The church and others should already have a presence in the community.
ALL OF THIS IS JUST AN IDEA. If you're interested or have any input, I'm all ears. I just think of things I'd like to do, or at least help with in some way, to make the world a little easier and more livable for folks, and this is one of the things I haven't really seen. No one can own an idea, only embody it-- says me. So, whoever wants to do it, go right ahead. This is just a seed for a bonsai tree. You grow it and shape it however it fits you and your program or abilities. I just want to see it up and running and doing well in a social media or news post, instead of all of the negative crap we're bombarded with to program us... how's about some positive liberation, aye?
UPGRADED PLAN (from like 2003-2005?):
🔷 1. PROGRAM OVERVIEW (Refined Concept)
Working Name: Revitalize-To-Own (R.T.O. Program)
Core Idea:
A nonprofit-led system where churches and homeschool networks:
-
Acquire distressed properties
-
Rehabilitate them with community labor
-
Convert them into micro-enterprise hubs
-
Transition homeless participants into:
-
Residents
-
Workers
-
Eventually owner-operators (rent-to-own)
-
🔷 2. TYPES OF PROPERTIES YOU CAN TARGET
You’ll want to cast a wide net:
🏚 Distressed / Abandoned
-
Tax-delinquent properties (via county tax sales)
-
Vacant/abandoned homes (municipal lists)
-
Zombie properties (foreclosure started but not completed)
🔥 Damaged
-
Fire-damaged homes
-
Storm/flood-damaged properties
-
Condemned (if rehab-eligible)
🏦 Financial Distress
-
Foreclosures (pre-foreclosure & REO)
-
Short sales
-
Bank-owned properties (REO portfolios)
👤 Private Sellers
-
For Sale By Owner (FSBO)
-
Estate sales / inherited unwanted property
-
Donation of property (huge opportunity for nonprofits)
🏛 Government / Seized
-
Sheriff sales
-
HUD homes via U.S. Department of Housing and Urban Development
-
Land banks (VERY important)
-
Surplus municipal properties
🔷 3. LEGAL STRUCTURE (CRITICAL)
You’ll likely need two entities:
1. Nonprofit (Core Organization)
-
501(c)(3) via Internal Revenue Service
-
Purpose: housing, education, workforce development
2. For-Profit Subsidiary (Recommended)
-
LLC owned by nonprofit
-
Handles:
-
Property management
-
Rental income
-
Business operations
-
👉 This protects your nonprofit status from “unrelated business income” issues.
🔷 4. KEY LAWS & REGULATIONS
🏛 Federal Laws
Housing & Fairness
-
Fair Housing Act
→ You CANNOT discriminate (even with a faith-based org)
Disability / Accessibility
-
Americans with Disabilities Act
→ Applies if spaces are public-facing (clinic, gym, etc.)
Labor Laws
-
Fair Labor Standards Act
→ If people work, you must handle wages correctly (VERY important for homeless participants)
🏙 State & Local (Pennsylvania focus)
Zoning Laws (MAJOR HURDLE)
-
Residential vs commercial use
-
“Home-based business” limits
-
Group housing / transitional housing classification
👉 You may need:
-
Special Use Permit
-
Variance
-
Conditional Use Approval
🏗 Building & Safety
-
Local building codes
-
Occupancy permits
-
Health inspections (for clinic/food)
🔷 5. PERMITS YOU’LL NEED
Varies by township, but generally:
-
Building permits (rehab work)
-
Certificate of Occupancy
-
Business licenses
-
Health permits (for clinic or food production)
-
Fire safety inspections
-
Zoning approval for mixed-use housing
🔷 6. GRANTS & FUNDING SOURCES
🏛 Federal
HUD Programs
-
HOME Investment Partnerships Program
-
Community Development Block Grant
-
Continuum of Care (for homelessness)
Treasury
-
American Rescue Plan (still funding some local programs)
🏢 Nonprofit / Private
-
Habitat for Humanity (model reference + partnerships)
-
Robert Wood Johnson Foundation (for clinic component)
-
Ford Foundation
🏦 Community Funding
-
Community Development Financial Institutions (CDFIs)
-
Church donations / tithes
-
Local business sponsorships
🔷 7. EXISTING PROGRAMS TO MODEL AFTER
These are important for credibility:
🏠 Housing & Rehab
-
Habitat for Humanity
-
Rebuilding Together
👥 Homeless Transition
-
Catholic Charities USA
-
The Salvation Army
💼 Workforce + Housing Hybrid
-
“Transitional housing programs”
-
“Supportive housing models”
🔷 8. STRUCTURE OF YOUR HOUSING MODEL
🏡 House Types (Your Concept — Formalized)
Each property becomes a micro-enterprise node:
-
🌱 Garden House (urban farming)
-
🔧 Mechanic House (auto repair)
-
💻 Tech House (computer lab / co-working)
-
🏋️ Fitness House (gym)
-
🏥 Healing House (clinic / wellness)
🔁 Operational Flow
-
Acquire property
-
Community rebuild effort
-
Board decides function
-
Launch business model
-
Open rental/usage
-
Revenue split:
-
Maintenance
-
Expansion
-
Church/school support
-
🔷 9. HOMELESS PARTICIPATION MODEL (LEGAL SENSITIVE AREA)
This is where you MUST be careful.
⚠️ Major Legal Risks:
-
You cannot classify people as “volunteers” if they are doing real labor
-
Rent deductions from wages must follow strict laws
✅ Recommended Structure
Phase 1: Transitional Program
-
Participants are:
-
Trainees
-
Residents
-
-
Funded via grants
Phase 2: Employment
-
Paid through nonprofit or LLC
-
W-2 or 1099 (depending on structure)
Phase 3: Rent-to-Own
-
Formal agreement
-
Escrow-based ownership pathway
🔷 10. RENT-TO-OWN STRUCTURE
Use:
-
Lease-Purchase Agreement
-
Lease-Option Agreement
Include:
-
Equity credits
-
Performance benchmarks
-
Time-based ownership vesting
🔷 11. KEY THINGS TO CONSIDER (REAL TALK)
⚠️ Biggest Challenges
1. Zoning Conflicts
Turning homes into multi-use hubs is NOT automatically allowed
2. Liability
-
Injuries during construction
-
Residents living + working in same space
3. Insurance
You’ll need:
-
General liability
-
Property insurance
-
Workers comp
4. Burnout / Mismanagement
Community-run models fail without:
-
Strong leadership
-
Clear rules
-
Accountability systems
5. Financial Sustainability
Some houses will NOT be profitable
🔷 12. STRONG ADDITIONS TO YOUR PLAN
To make this fundable and scalable:
📘 Add Certification Programs
-
Trade training (carpentry, IT, etc.)
🤝 Partner With:
-
Local unions
-
Trade schools
-
Small business associations
📊 Track Metrics
-
of people housed
-
transitioned to ownership
-
of properties restored
🔷 13. SAMPLE PROGRAM STRUCTURE (OUTLINE)
I. Mission
Restore homes. Restore people.
II. Entity Structure
Nonprofit + LLC
III. Acquisition Strategy
Tax sales, donations, HUD
IV. Rehabilitation Model
Community-based labor
V. Business Model
Micro-enterprise housing hubs
VI. Resident Pathway
Homeless → Trainee → Employee → Owner
VII. Revenue Streams
-
Rent
-
Services (mechanic, gym, etc.)
-
Grants
VIII. Expansion Plan
Replicate per neighborhood
🔷 14. FINAL STRATEGIC INSIGHT
What you’re building is essentially a hybrid of:
-
Community land trust
-
Transitional housing program
-
Small business incubator
-
Faith-based outreach system
That’s powerful—but also complex enough that:
👉 You should absolutely consult:
-
Real estate attorney
-
Nonprofit attorney
-
Local zoning board early
R.T.O. PROGRAM GRANT PROPOSAL
🔷 PART 1 — FULL GRANT-READY PROPOSAL
📄 PROGRAM TITLE
Community Restoration & Enterprise Housing Initiative (CREHI)
📌 EXECUTIVE SUMMARY
CREHI is a faith-based, community-driven housing and workforce development program that:
-
Acquires distressed and abandoned properties
-
Rehabilitates them through community participation
-
Converts them into income-generating micro-enterprise hubs
-
Transitions homeless individuals into:
-
Residents
-
Workers
-
Eventual homeowners through structured lease-to-own agreements
-
This model addresses:
-
Blight reduction
-
Homelessness
-
Workforce reintegration
-
Community economic growth
🎯 OBJECTIVES
-
Restore 5–10 distressed properties annually
-
Transition 20–50 individuals out of homelessness per year
-
Create self-sustaining community-based businesses
-
Reduce neighborhood vacancy rates
🏗 PROGRAM MODEL
Phase 1: Acquisition
-
Tax sales
-
Donations
-
Foreclosures
-
Land bank partnerships
Phase 2: Rehabilitation
-
Volunteer + supervised labor
-
Skilled trade partnerships
-
Code-compliant renovation
Phase 3: Activation
Each home becomes a functional business hub:
-
Garden / agriculture
-
Mechanic / trade
-
Tech / co-working
-
Fitness / wellness
-
Medical / healing
Phase 4: Residency Pathway
StageRoleStatus
1ParticipantTransitional housing
2WorkerPaid employee
3OperatorBusiness manager
4OwnerLease-to-own graduate
💰 REVENUE MODEL
-
Rental income (workspace)
-
Service income (repairs, produce, etc.)
-
Grants + donations
-
Training program funding
📊 METRICS
-
Homes restored
-
Jobs created
-
Residents transitioned
-
Revenue per property
🔷 PART 2 — STARTING NEXT WEEK (ACTION PLAN)
🗓 WEEK 1–2: FORMATION
1. Register Nonprofit
File with:
-
Internal Revenue Service (Form 1023 or 1023-EZ)
-
PA Department of State
2. Create:
-
Articles of Incorporation
-
Bylaws
-
Board (minimum 3 people)
🗓 WEEK 2–4: LOCAL SETUP
Contact:
-
Township zoning office (Ambler area)
-
Montgomery County Housing Authority
👉 You MUST confirm zoning early because:
-
“Home-based businesses” in PA are often restricted to no outside traffic and family-only workers
➡️ Your model will NOT qualify as a simple home business.
You’ll likely need:
-
“Mixed-use”
-
“Group housing”
-
or “Special exception”
🗓 WEEK 3–6: FIRST PROPERTY
Find:
-
Tax delinquent property
-
Donation opportunity (church networks are GOLD here)
🗓 WEEK 6–12: PILOT HOUSE
-
Secure permits
-
Begin rehab
-
Recruit 3–5 participants
-
Launch first micro-business
🔷 PART 3 — PENNSYLVANIA LEGAL FRAMEWORK
⚖️ 1. ZONING (BIGGEST ISSUE)
In PA:
-
Group housing often NOT allowed in single-family zones
-
Courts have upheld denials of group housing in residential districts
(see Eagle Run Holdings v ZHB of Reading)
👉 Meaning:
You MUST:
-
Apply for variance OR
-
Choose correct zoning district upfront
⚖️ 2. GROUP HOME RULES
Typical requirements:
-
Limited number of residents
-
Live-in supervisor
-
Licensed oversight
⚖️ 3. RENT-TO-OWN LAW
Pennsylvania regulates rent-to-own under:
-
Rental Purchase Agreement rules
➡️ Must disclose:-
Total cost
-
Fees
-
Ownership terms
-
⚖️ 4. NONPROFIT REQUIREMENTS
-
Must serve public purpose
-
Cannot enrich insiders
-
Must maintain separation from for-profit arm
⚖️ 5. LABOR LAW (CRITICAL)
You CANNOT:
-
Use “volunteers” for business operations
You MUST:
-
Pay workers properly (W-2 or 1099)
🔷 PART 4 — REQUIRED DOCUMENT TEMPLATES
📄 1. PARTICIPANT AGREEMENT (Simplified)
Includes:
-
Code of conduct
-
Work requirements
-
Residency rules
-
Drug/alcohol policy
-
Exit conditions
📄 2. TRANSITIONAL HOUSING AGREEMENT
-
Not a standard lease
-
Defines:
-
Temporary residency
-
Program compliance
-
Case management
-
📄 3. EMPLOYMENT AGREEMENT
-
Wage structure
-
Job responsibilities
-
Advancement path
📄 4. LEASE-TO-OWN CONTRACT
Must include:
-
Monthly payment breakdown
-
Equity accumulation
-
Timeline to ownership
-
Default terms
📄 5. PROPERTY USE AGREEMENT
Defines:
-
Business type
-
Revenue split
-
Maintenance responsibility
🔷 PART 5 — FUNDING STACK (REALISTIC)
🏛 Government
-
Community Development Block Grant
-
HOME Investment Partnerships Program
🏢 Local (IMPORTANT FOR YOU)
Montgomery County:
-
“Your Way Home” homelessness program (already active locally)
👉 You should partner—not compete—with them.
🏦 Additional
-
CDFIs
-
Church fundraising
-
Property donations (tax write-offs for donors)
🔷 PART 6 — REALITY CHECK (WHAT WILL BREAK THIS)
🚨 1. ZONING WILL STOP YOU FIRST
If you skip this → project dies immediately
🚨 2. MISCLASSIFYING WORKERS
Big legal risk if homeless participants are unpaid
🚨 3. OVERCOMPLEX FIRST PROPERTY
Start SIMPLE:
👉 One house, one function
🔷 PART 7 — YOUR FIRST PROPERTY (RECOMMENDED MODEL)
Start with:
🏡 “Skill House”
-
Light renovation
-
Functions:
-
Carpentry
-
Repairs
-
Small contracting jobs
-
Why?
-
Low regulation
-
High demand
-
Easier permits
🔷 PART 8 — WHAT YOU SHOULD DO THIS WEEK
✅ Day 1–3
-
Name organization
-
Recruit 3 board members
✅ Day 3–7
-
File nonprofit
-
Open bank account
✅ Week 2
-
Call zoning office
-
Identify allowed districts
✅ Week 3
-
Locate 3 properties
-
Start acquisition conversations
🔷 FINAL STRATEGIC INSIGHT
This model works if you position it as:
👉 “Transitional Housing + Workforce Development Program”
NOT just “church-run housing”
That distinction determines:
-
Legal approval
-
Funding eligibility
-
Zoning acceptance
R.T.O. PROGRAM LAUNCH KIT
Below is a complete, ready-to-use Launch Kit for your program, with:
-
A universal model (works anywhere in the U.S. with local tweaks)
-
A Pennsylvania-specific version
-
State adaptation notes for: TX, MI, OH, CA, WA, NC, AZ, NV, KY, MD, NM, UT, AK, PR, HI
-
Operational documents, financials, and rollout system
You can start next week using this.
🔷 PART 1 — MASTER PROGRAM (UNIVERSAL MODEL)
🧭 Official Name
Community Restoration & Enterprise Housing Initiative (CREHI)
🎯 Core Structure (Non-Negotiable)
1. Dual-Entity Model
-
Nonprofit (501(c)(3))
-
Mission: housing + workforce + community restoration
-
-
For-Profit LLC (wholly owned)
-
Handles:
-
Property operations
-
Rent
-
Business income
-
-
Filed through Internal Revenue Service
🏡 Property Types (Acquisition Targets)
-
Tax delinquent (county tax sales)
-
Foreclosures / REO
-
FSBO (For Sale By Owner)
-
Fire-damaged / condemned (rehab eligible)
-
Estate transfers
-
Government surplus
-
Land bank properties
-
Donated homes (BEST option for nonprofits)
🔁 Operational Lifecycle
-
Acquire property
-
Secure permits
-
Community rehab
-
Assign business function
-
Launch micro-enterprise
-
House participants
-
Generate revenue
-
Expand → next property
🏗 House Types (Modular System)
Each house is ONE primary function:
-
🌱 Garden / Food Production
-
🔧 Trade House (mechanic, carpentry)
-
💻 Tech Hub (co-working, IT services)
-
🏋️ Fitness / Training
-
🏥 Wellness / Clinic (regulated)
👥 Participant Pipeline
PhaseRoleLegal Status
IntakeParticipantProgram enrollee
TrainingResidentTransitional housing
WorkEmployeeW-2 / 1099
LeadershipOperatorManager
ExitOwnerLease-to-own
🔷 PART 2 — LEGAL + COMPLIANCE (UNIVERSAL)
⚖️ Federal Laws (Apply Everywhere)
-
Fair Housing Act
-
Americans with Disabilities Act
-
Fair Labor Standards Act
⚠️ Critical Compliance Rules
1. You MUST Pay Workers
No “free labor” if:
-
Work generates revenue
-
Work replaces paid roles
2. Transitional Housing ≠ Free-for-All
Must define:
-
Time limits
-
Rules
-
Case management
3. Rent-To-Own Must Be Transparent
-
Written agreements
-
Equity tracking
-
No hidden fees
4. Zoning Dictates Everything
You need ONE of these:
-
Mixed-use zoning
-
Special exception
-
Variance
-
Commercial-residential hybrid zone
🔷 PART 3 — CORE DOCUMENT TEMPLATES
📄 1. PARTICIPANT AGREEMENT (Use Immediately)
Key Clauses:
-
Program rules
-
Required participation hours
-
Conduct (no violence, substance rules)
-
Curfew (if applicable)
-
Removal terms
📄 2. TRANSITIONAL HOUSING AGREEMENT
-
Defines temporary residency (NOT traditional lease)
-
Includes:
-
Shared responsibilities
-
Compliance expectations
-
Program duration (e.g., 3–12 months)
-
📄 3. EMPLOYMENT AGREEMENT
-
Hourly wage or stipend
-
Job description tied to house function
-
Promotion pathway
📄 4. LEASE-TO-OWN AGREEMENT (CORE TOOL)
Structure:
-
Monthly rent
-
% applied to equity
-
Timeline (2–5 years)
-
Ownership trigger conditions
📄 5. PROPERTY OPERATIONS AGREEMENT
-
Who runs the house
-
Revenue split:
-
40% operations
-
30% nonprofit
-
30% expansion fund
-
🔷 PART 4 — FINANCIAL MODEL (REALISTIC)
💰 Startup Per Property (Baseline)
ItemCost
Property acquisition$10K–$80K
Rehab$20K–$100K
Permits$2K–$10K
Insurance$2K–$5K
Total~$40K–$200K
💵 Revenue Streams
-
Rent (workspace or housing)
-
Services (repairs, produce, etc.)
-
Grants
-
Donations
📈 12-Month Projection (Single Property)
-
Revenue: $30K–$120K
-
Break-even: 12–24 months
-
Expansion: Year 2
🔷 PART 5 — FUNDING STACK
🏛 Federal Programs
-
Community Development Block Grant
-
HOME Investment Partnerships Program
Via U.S. Department of Housing and Urban Development
🏢 Nonprofit Partners
-
Habitat for Humanity
-
Rebuilding Together
🏦 Financing
-
CDFIs
-
Faith-based donations
-
Property donors (tax write-offs)
🔷 PART 6 — PENNSYLVANIA VERSION (YOUR PRIMARY LAUNCH)
📍 Local Reality (Ambler / Montgomery County)
Zoning Reality:
-
Single-family zones = restrictive
-
Likely need:
-
Special exception
-
Conditional use approval
-
🏛 Key Local System
Partner with:
-
“Your Way Home” (Montgomery County homeless system)
⚖️ PA-Specific Laws
-
Rent-to-own disclosure requirements
-
Strict zoning enforcement
-
Licensing for group housing
✅ PA LAUNCH STRATEGY
-
Start in:
-
Mixed-use district OR
-
Commercial-residential zone
-
-
First house:
-
Skill-based (low regulation)
-
-
Keep occupancy LOW (3–5 people)
🔷 PART 7 — MULTI-STATE ADAPTATION
🧠 Key Differences Across States
FactorChanges by State
Zoning strictnessHIGH variation
Tenant lawModerate
Labor enforcementHIGH
Health licensingVERY HIGH
🗺 STATE SNAPSHOTS
🟢 TEXAS
-
Easier zoning (in many cities)
-
Strong property rights
-
Lower regulation → good for scaling
🟡 MICHIGAN / OHIO
-
Good for:
-
Land banks
-
Cheap properties
-
-
Strong opportunity zones
🔴 CALIFORNIA
-
VERY strict zoning
-
BUT:
-
Huge funding
-
ADU laws can help
-
🟢 NORTH CAROLINA / ARIZONA / NEVADA
-
Moderate zoning
-
Growing populations
-
Good expansion states
🔴 WASHINGTON
-
Strict housing + labor laws
-
Strong homeless funding
🟡 KENTUCKY / NEW MEXICO / UTAH / ALASKA
-
Lower cost
-
Fewer regulations
-
Less funding
🔴 MARYLAND
-
Strict zoning near urban areas
-
Good funding access
🟡 HAWAII
-
VERY expensive
-
Unique land laws
🔴 PUERTO RICO
-
Different legal system (territory)
-
Property title issues common
-
BUT huge redevelopment opportunity
🔷 PART 8 — 90-DAY LAUNCH PLAN
🗓 DAYS 1–14
-
Form nonprofit
-
Recruit board
-
Open bank account
🗓 DAYS 15–30
-
Contact zoning office
-
Identify allowed districts
-
Find 3 candidate properties
🗓 DAYS 30–60
-
Secure first property
-
Begin permits
-
Recruit participants
🗓 DAYS 60–90
-
Start rehab
-
Launch first micro-business
-
Begin residency program
🔷 PART 9 — RISK CONTROL SYSTEM
🚨 MUST HAVE
-
Liability insurance
-
Workers comp
-
Written agreements for EVERYTHING
-
Background checks (for safety)
🔷 PART 10 — POSITIONING (CRITICAL FOR SUCCESS)
This is how you present it:
❌ NOT:
“Church housing program”
✅ INSTEAD:
“Faith-based workforce housing and community redevelopment initiative”
🔷 FINAL TRUTH
If done correctly, this becomes:
-
A self-replicating housing system
-
A business incubator
-
A homeless transition pipeline
-
A community wealth generator
If done incorrectly, it becomes:
-
A zoning violation
-
A labor lawsuit
-
A liability disaster
🔷 NEXT STEP (HIGHLY RECOMMENDED)
I can build you:
-
📊 A 3-year financial projection spreadsheet
-
🧾 Full legal contract language (PA-compliant, ready to sign)
-
🏘 A real property search strategy for Ambler right now
-
🎤 A pitch deck to raise funding immediately
🔷 PHASE 2 — FINANCIALS + CONTRACTS + PROPERTY TARGETS
📊 PART 1 — 3-YEAR FINANCIAL MODEL (REALISTIC)
🏡 ASSUMPTIONS (PER PROPERTY)
-
Acquisition: $40,000
-
Rehab: $60,000
-
Total Investment: $100,000
-
Residents: 3–5 people
-
Business Type: Skill House (repairs / services)
📅 YEAR 1 (PILOT)
💰 Expenses
-
Property + rehab: $100,000
-
Permits/legal: $8,000
-
Insurance: $3,000
-
Utilities: $6,000
-
Payroll (2–3 workers): $40,000
👉 Total Year 1 Cost: ~$157,000
💵 Revenue
-
Services (repairs, labor): $30,000–$60,000
-
Rent contributions: $12,000–$24,000
-
Grants/donations: $50,000–$150,000
👉 Total Revenue: ~$90,000–$230,000
📉 Outcome
-
Likely break-even or slight loss
-
That’s NORMAL for Year 1
📅 YEAR 2 (STABILIZATION)
-
Add 1–2 more properties
💵 Revenue Per Property
-
$60K–$120K
📈 System Total
-
2–3 houses = $150K–$300K revenue
👉 Now you start seeing sustainability
📅 YEAR 3 (SCALING)
-
4–6 properties
-
Central admin system
👉 Projected Revenue: $300K–$750K
🔑 FINANCIAL STRATEGY
-
Grants fund acquisition
-
Operations fund themselves
-
Expansion funded internally
📄 PART 2 — CONTRACT SYSTEM (READY-TO-USE LANGUAGE)
These are clean, usable drafts (you’ll still have an attorney finalize them).
📄 1. PARTICIPANT AGREEMENT (CORE)
Purpose: Defines rules + expectations
Key Language:
Participant agrees to actively engage in the Community Restoration & Enterprise Housing Initiative program, including participation in property rehabilitation, vocational training, and community responsibilities.
Include:
-
Code of conduct
-
Zero tolerance policies
-
Work participation requirement (but NOT unpaid labor exploitation)
-
Program duration (e.g., 90 days initial)
📄 2. TRANSITIONAL HOUSING AGREEMENT
Important: This is NOT a standard lease
Key Clause:
This agreement constitutes temporary, program-based housing and is contingent upon compliance with program rules and participation requirements.
Include:
-
Shared housing rules
-
No tenancy rights beyond program
-
Termination conditions
📄 3. EMPLOYMENT AGREEMENT
To stay compliant with:
Fair Labor Standards Act
Key Terms:
-
Hourly wage or stipend
-
Job duties tied to property function
-
Promotion pathway
📄 4. LEASE-TO-OWN AGREEMENT (MOST IMPORTANT)
Structure:
A portion of each monthly payment shall be credited toward future ownership of the property, contingent upon successful completion of program requirements.
Include:
-
Monthly payment breakdown
-
Equity accumulation
-
Timeline (2–5 years)
-
Default/reset clause
📄 5. PROPERTY OPERATIONS AGREEMENT
Defines how each house runs.
Revenue Split Example:
-
40% → operations
-
30% → nonprofit
-
30% → expansion fund
🏘 PART 3 — PROPERTY TARGET STRATEGY (AMBler / MONTCO)
📍 WHERE TO LOOK FIRST
1. Tax Delinquent Lists
Check:
-
Montgomery County Tax Claim Bureau
2. Land Banks / Municipal Lists
Search for:
-
Vacant property registries
-
Blight lists
3. Churches (HIDDEN GOLD)
Many churches:
-
Own unused parsonages
-
Have abandoned housing
👉 These can often be donated
4. Foreclosures / REO
Banks want these gone FAST
🧭 IDEAL FIRST PROPERTY PROFILE
-
Price: $20K–$80K
-
Condition: livable with moderate rehab
-
Zoning: mixed-use or flexible
-
Size: 3–4 bedrooms
❌ AVOID FIRST PROPERTY
-
Heavy structural damage
-
Strict residential-only zoning
-
Environmental issues
🗺 PART 4 — REALISTIC PROPERTY ACQUISITION SCRIPT
Use this when contacting owners:
📞 SCRIPT (DONATION / DISCOUNT)
“We’re a nonprofit working to restore distressed homes and transition individuals out of homelessness into stable housing and employment. We’re looking to acquire properties that may be difficult to sell or maintain. There may be tax benefits for donating or selling below market value.”
🔍 PART 5 — DUE DILIGENCE CHECKLIST
Before buying ANY property:
🧾 Legal
-
Clear title
-
No major liens
-
Zoning compatibility
🏗 Structural
-
Roof condition
-
Foundation
-
Electrical/plumbing
🧠 Strategic
-
Can it support a business?
-
Is it accessible?
🛡 PART 6 — INSURANCE STACK
You NEED:
-
General liability
-
Property insurance
-
Workers comp
-
Builder’s risk (during rehab)
⚠️ PART 7 — BIGGEST LEGAL PITFALLS (AVOID THESE)
🚨 1. “Volunteer” Labor Abuse
If revenue is generated → must pay
🚨 2. Illegal Housing Setup
Too many residents = zoning violation
🚨 3. No Written Agreements
Everything must be documented
🔷 PART 8 — YOUR FIRST 30 DAYS (EXECUTION MODE)
✅ WEEK 1
-
File nonprofit
-
Recruit board
✅ WEEK 2
-
Call zoning office
-
Identify allowed property types
✅ WEEK 3
-
Pull 10 property leads
-
Contact 5 owners
✅ WEEK 4
-
Lock 1 property under agreement
-
Begin permits
🔷 FINAL STRATEGIC EDGE
What makes this work is:
👉 You are NOT just:
-
Buying houses
-
Helping homeless
👉 You are creating:
A self-contained economic ecosystem
That’s what funders, cities, and communities will support.
WRITTEN: 03.05.26
LAST EDITED: 03.28.26
S.P.O.T.S. Rental
(Superior Personal & Office Temporary Station)




I was in a position where i had a work-from-home job. As stressful and soul-sucking as it was, it would have paid a lot of the bills and rent. Long story short-- i ended up having to rent a hotel room because all of the extended stays were full. I was looking into rooms to rent but they were all shady, and didn't have a direct hardline/ethernet internet connection needed to continue the work-from-home job to pay them. I was told the hotel did have that. Everyone lied after I'd boked the room for 2 weeks (because I had a check coming and in that 2 rented week time would have gotten enough to go somewhere else). I lost everything (even the job, and they lied and said I quit at the unemployment office, after originally approving unemployment, so i was denied) because of... living life... so to keep others from ending up in the same position, i developed these plans to help those get the help i needed but wasn't there because living sucks. Because of time constraints, I'm redoing a bunch of these projects and plans I'd done YEARS (literally DECADES) AGO. Sadly, they still make sense, and could be used. Nothing new under the sun I guess. Anyways, this one's about a homeless and housing revitalization program. I'll just outline some things here, and as i get time and as the updates come to me, i'll fill in the gaps and blanks.
WORK ROOM Rental/Living spaces
OVERVIEW
We aim to provide livable rental spaces for persons in need, whether it be just for a few days in travel or more long term for up to a 6 month lease. Our goal is to provide a space that is affordable and provides all that is needed to help individuals get back on their feet and get their own space. There are some spaces that are geared towards patient recovery, where we aim to have medically trained staff living in the home as well to assist if an emergency arises, as well as properties that have work from home capability where most other rental places do not have that capability leaving persons at a disadvantage since they may have lost their home but still have their job and just need a place to live and work from to get into a better situation. While striving to help individuals position themselves in comfortable and favorable situations we also expect them to adhere to the rules of the property and respect the other guests in the homes as well as the home and property itself.
Having been in situations where it was needed to rent a living space quickly and/or having to find a place due to an emergency situation, we offer this. Having been in the position and feeling the pressure and strain on time, funds, and even travel and distance and cost of travel, balancing families or being alone with no resources and facing homelessness, we offer this. Understanding what it is to deal with the hassles of property managers and owners not getting back with you in time to make a decision according to your situation and funds, dealing with scams and rate changes and twisted fine print, understanding the pressures and how some of the extreme costs can add up and set people at a disadvantage leaving them sometimes in a larger hole and trap than when they first came in, we offer this. We’re aiming to make sure people rent a comfortable living space at an affordable rate with some of the best of basic necessities to get back on their feet. The rooms we have for rent provide a decent amount of privacy for each of the housemates/guests in each room.
To be approved a guest would have to pass Criminal Background Check and possible Evictions Check depending on the property. If the property is one based on recovery then of course persons may have a criminal record, but such things are required so that we do not put persons in danger of others or their self. Along with the amenities in the homes to help individuals get back on their feet and educate themselves there may also be events such as Monthly House Meetings and Bi-weekly Bible Studies There are all of the regular amenities shared among the guests of the rooms for the time of their rental lease/terms/agreement but these events allow the housemates can get to know one another so there is no tension and so there is understanding between everyone in the house for the time they are there if they choose to participate when optional. After the maximum time you will have to reapply if you are needing more time. Understand there may be rate changes from the initial starting rate as the cost of living changes just to help maintain the house.
PROERTY TYPES & FUNCTIONS
We’re aiming to operate three types of properties.
(1) Rooms for rent, which are just homes with multiple bedrooms to rent out at a reasonable rate that allow the guests to have a space they can use to rebuild themselves to the point they can go out on their own. Starting rate as the cost of living changes just to help maintain the house.
(2) Homes for rent, which serve three purposes: (a) families who need homes but cannot afford the rent in other places. These are done on more long term leases but still with the purpose of the rates being enough for them to either save enough to move into a better suitable location, or if presented with the option and it is favorable, a rent-to-own situation.
The second function of some of the homes is (b) home rentals for business needs. Some homes may serve as rental space for functions or work. If persons are homeless or in transition and need a place to work from home, all of the rooms for rent should be suitable to handle this, but if an office is needed, there are rooms set up as home offices that allow that privacy with more features (phone/fax/copiers, computer, desk to have meetings, etc.), or functions (art gallery showings, private parties, presentations, prayer groups, churches starting out, etc.). Each of the homes should have a caretaker who is responsible for the cleaning and maintenance of the property and assists in the scheduling as well.
The last type of home for rent is similar to rooms for rent and business needs put together which is (c) RECOVERY HOMES. The recovery homes have a caretaker which should be medically trained and if need be, appointed by a program or business. These homes are either for recovery of patients who are discharged but still need a place to recover before returning home and should have the needed therapy equipment and communication with hospitals if an emergency arises, or they may be individuals who are from recovery programs or sober living homes for individuals who have shown compliance with their program and individual improvement and approved for discharge from their recovery program but still need a temporary home before moving into their own place.
> RENTAL ROOM (Prices & Amenities)
- RENTAL RATES/Prices:
The rooms that are for rent are priced in a way that should allow the guests to save as much money as possible while offering a property that offers as much as possible. We’re giving the most bang for the buck to make sure that the guests can have the opportunity to make good on their time here and do what is needed to get to a better position. We do have to make sure that the manager/caretaker is taken care of properly but since we’re blessed to be in the position to offer these rooms for rent we’re making good on the chance for others in need to understand God is looking out for them and offer a place where they may understand to the point of knowing this in their time here. We do understand that some may be here because this is the place God led them to get them alone, and their money and overall condition may not be the best. We’ve been there. This is what we needed to get us to where we are now, and we cannot cheat anyone else out of that chance for a few passing dollars.
Nightly Occupancy
$35/night
Single Occupancy
Rent (weekly): $125/week (8 week maximum = $1,000)
Rent (monthly): $450/month (3 month maximum = $1,350)
Couples Occupancy
Rent (weekly): $200/week (8 week maximum = $1,600)
Rent (monthly): $600/month (3 month maximum = $1,800)
- RENTAL Amenities:
All utilities included (water, electricity, internet, trash)
All rooms wired for work-from home direct ethernet plug in capability.
Furnished room: bed, pillows, sheets, alarm clock, small fridge, tv connected to computer, ethernet connection
Bath/Toiletries Welcome set: (towels, wash cloths, toilet paper, soap)
Central AC
Central heating
Shared laundry
Shared kitchen
Shared bathroom
OTHER Amenities: There may be extra things in the house that we were blessed to be able to share which may not be listed/shown in the advertisements but are still open for use by the guests simply because they help make living less stressful. Such items may include (but not limited to) parking spaces, video game systems, board games or other games, pool tables, swimming pools, spa areas, gym areas or exercise equipment, library room, office room. There may also be a vehicle for rent ONLY FOR PERSONS RENTING ROOMS/SPACE (not for regular vehicle rental) as well to assist persons who have to move but cannot afford a vehicle but need one for jobs or daily living (children, medical appointments, looking at other places, etc.). The vehicle is to be shared among everyone living in that one house while they are there.
> RENTAL ROOM (Rules)
RENTAL Rules:
All of the homes with rooms for rent are to have a manager/caretaker who lives at the facility. They are responsible for the cleaning and maintenance of the property. Having someone live there assures that there should be less problems and someone “on call” that can interact with the guests and management at all times. Each of the properties should be at least 3 bedrooms or more. So there are less issues, whatever gender the manager/caretaker is the guests should be the same. It is not discrimination but for safety and comfort of the guests. Certain genders keep their bathrooms and organizations certain ways, each has their own needs as far as hygiene products and issues based on their gender, and so to eliminate any static or issues (as many as possible) so that the guests have the most comfortable and pleasant experience we like to book the guests this way.
As mentioned, each home has its own rules, but there are some common house rules most homes require are listed below. Not all of these rules apply to all of the rental spaces but for the sober living spaces all of these rules apply:
REGULAR HOUSE RULES
… No drugs or alcohol are allowed on the premises. Some exceptions may be made for specific prescriptions, like antidepressants.
… No smoking is allowed inside of the house. There may be a space dedicated to tobacco smoking outside of the home (porch and/or gazebo). These areas will be listed in the description of the advertisement so that those who do not want or need to be around cigarettes can be away from it. It also keeps the house from burning down accidentally.
… No weapons are allowed in the home accept in safely approved storage containers. It is suggested to get a PO Box to store such items. There may be a safe or lock box available on the property to store such items until the guest leaves.
… Guests are not allowed to have pets (except if the home permits/approves certain types of service animals).
… Guests can use the address to get deliveries but are not allowed to use the address as a home address for any other instances where a home address is needed.
… Guests must pay their appropriate expenses to stay in the home.
… Guests must participate in household activities, like meetings and cleaning up after themselves.
… Guests must be able to pass the background check and be approved. This is mainly for the safety of the other guests/housemates.
… Guests are not allowed to have guests between the hours of 9 pm - 6 am (no overnight guests).
… Guests must respect other housemates and home staff.
Specific nuances of each rule depend on the home and/or manager. As you’re searching for the environment that’s right for you, ask each home what their rules are if they are not listed in the advertisement.
SOBER LIVING HOUSE RULES
Guests must pay their appropriate expenses to stay in the home where needed.
Guests must participate in household activities, like meetings and cleaning up after themselves.
Guests must have completed detox and rehabilitation, and should have a plan to go to therapy or 12-step meetings at least once per week.
Guests must sleep at the sober living house at least five nights per week, with very few exceptions for travel.
Guests agree to participate in randomized drug and alcohol screenings.
Guests are accountable for their whereabouts when they are not on the property.
Guests must adhere to the house’s curfew.
Guests are not allowed to have overnight guests.
Guests must respect other housemates and home staff.
Guests are not allowed to have pets (except if the home permits).
Specific nuances of each rule depend on the sober living home or manager. As you’re searching for the environment that’s right for you, ask each potential recovery home what their rules are.
Typically, as long as you follow the rules, you may live in the home for as long as you want for the duration of the contract. The time limit is based on the amount of days stipulated which do not have to run congruent. If a Guest leaves on their own and comes back on their own there time resumes from where they left off unless they have paperwork stating to start the process over from the start.
ALL OF THIS IS JUST AN IDEA. If you're interested or have any input, I'm all ears. I just think of things I'd like to do, or at least help with in some way, to make the world a little easier and more livable for folks, and this is one of the things I haven't really seen. No one can own an idea, only embody it-- says me. So, whoever wants to do it, go right ahead. This is just a seed for a bonsai tree. You grow it and shape it however it fits you and your program or abilities. I just want to see it up and running and doing well in a social media or news post, instead of all of the negative crap we're bombarded with to program us... how's about some positive liberation, aye?
Rental Properties
(Rental House Programs - Checklist)






(PROPERTY CLOSING CHECKLIST)
Things needed to buy and close on a house.
Could be done BEFORE YOU MOVE IN:
- Whoever needs to sign for the sale/purchase _______
- Have ID (is that enough) _______
- How to send the payment (have account & routing number) _______
- Get all keys/openers/ fobs/ etc. _______
- Any questions about property _______
- What is Buyer’s Agent Fee? Can it be reduced? What can agent do for you? _______
- is there a credit for any repairs needed? _______
- what is the appraisal value? (more or less than contract) _______
- get title report
- get signing date
- schedule pre close walk thru (check repairs)
- Get Video Ring Doorbells _______
- Check/Install Smoke Detectors _______
- Check HVAC System & filters _______
- Check sprinkler systems and yard work to see how it works. _______
- Find water cut off valves for main water line _______
- Find breaker boxes and check to make sure they’re ok _______
- install water purifier and softener _______
- Make sure it is all deep clean _______
- Make sure painted _______
- Look at Home Inspection report (schedule repairs) _______
- Set up home maintenance schedule _______
(gutters, pest inspections, trash, etc.)
- Track bills and expenses (replacements) and receipts _______
- File the closing documents for property in home owner journal _______
- Put home inspection report in home owner Journal _______
(PROPERTY MOVE IN CHECKLIST)
DO THESE THINGS RIGHT AWAY after you get the keys to a new property.
Could be done BEFORE YOU MOVE IN:
- Change of address _______
- Get New Driver License _______
- Check insurance for home and car to make sure address is correct _______
INSURANCE/ PROTECTION/ SECURITY
- Closing Walk Thru to make sure it’s empty _______
- Get new locks and keys and lock out plan (where to go if you get locked out) _______
- Put in Window Coverings (shutters/blinds/ curtains) _______
- Change garage key pad codes _______
- Get/Change Security System (alarm/codes) _______
- Get Home Cameras _______
- Get Video Ring Doorbells _______
- Check/Install Smoke Detectors _______
UTILITIES/SYSTEMS
- Get Utilities transferred into your name
Water _______
Gas _______
Sewer _______
Trash _______
Phone _______
Electric _______
Internet _______
- Setup bill auto pay _______
- Apply for Homestead Exemption _______
- Check HVAC System & filters _______
- Check sprinkler systems and yard work to see how it works. _______
- Find water cut off valves for main water line _______
- Find breaker boxes and check to make sure they’re ok _______
- install water purifier and softener _______
TOUCHUPS
- Make sure it is all deep clean _______
- Make sure painted _______
- Look at Home Inspection report (schedule repairs) _______
- Set up home maintenance schedule _______
(gutters, pest inspections, trash, etc.)
- Say Hi to the neighbors _______
AFTER KEEP IN MIND/KEEP AN EYE ON
- Track bills and expenses (replacements) and receipts _______
- File the closing documents for property in home owner journal _______
- Put home inspection report in home owner Journal _______
pPpP
LOOK UP
- What is city code and limit for room rentals?
- Background check companies
- Eviction background check company
- Is there HOA? NO HOA because they don’t allow it.
- Work out Laundry schedule and cleaning and maintenance duties and schedule.
- How do electronic locks work
- Eviction forms and process
- Call them Guests not Tenants so the rules don’t screw you or them, and they don’t screw you.
- Have map with bus routes, stores, locations around the property for ease for guests.
>>> SITES TO LOOK UP AND KEEP ON CALL
… cleaning service
… mobilehomeparkclassroom.com
- FB Market Place and groups about FOR RENT properties
… Roomster.com
… Air BnB Arbatross
…. Zillow
… REDFIN
… Bigger pockets.com
… room finder
… Aparments.com
… endhomelessness.org (PHONE: 202-638-1526 / FAX 202-638-4664 / National Alliance to End Homelessness - 1518 K Street NW, 2nd Floor, Washington, DC 20005)
- Look at AIR BnB frustrated people
- net 30 (furniture/store credit line)
- how to get listed on Padsplit
- Guiltless Caregiver
- Temperature set to
- Electronic lock companies and types for rooms
- Security Deposit
-Pro rate first month
-Common Areas :
… large capacity fridge
… washer dryer area
… wifi company
… cable company
… property manager (inspects property/collects & serves)
… energy efficient plugs/solar and appliances
WATCH OUT FOR >>>
… stay away from garbage disposals (lots of repairs)
… stay away from carpets (bedbugs, dirt, cleaning expenses, etc.)
… dynamics of tenants (personalities, ages, backgrounds, beliefs, try to get all male or all female)
- internet and utilities have set up
- Storage space onsite
- Healing house (house for persons who got out of hospital)
… Wheelchair access
… Nurse at property
… First aid at property and equipment
… VA programs (Veterans/disability)
---- vouchers
… Vehicle for emergency at property with wheel chair access
pPpP
4. There should be yard space, for recreation, and growing some food and needed medicines (herbs, natural organic)
5. The churches (especially the senior members who've survived things and KNOW how to survive things) should work with the youth to create a homeless feeding program. This will establish the presence in the community for the property. The church and others should already have a presence in the community.
ALL OF THIS IS JUST AN IDEA. If you're interested or have any input, I'm all ears. I just think of things I'd like to do, or at least help with in some way, to make the world a little easier and more livable for folks, and this is one of the things I haven't really seen. No one can own an idea, only embody it-- says me. So, whoever wants to do it, go right ahead. This is just a seed for a bonsai tree. You grow it and shape it however it fits you and your program or abilities. I just want to see it up and running and doing well in a social media or news post, instead of all of the negative crap we're bombarded with to program us... how's about some positive liberation, aye?
WRITTEN: 05.12.24
LAST EDITED: 03.17.26


















