Oz Accommodations, Inc.

Professional Performance-Based Property Management

7925 Bond, Lenexa, KS 66214 P: 913-894-8400 F: 913-894-8401 www.aplacelikehome.com www.oznewclient.com

Thank you for your interest in Oz Accommodations, professional performance-based property management services. Oz Accommodations has been providing quality property management services to Kansas Citys property owners since 1992. The market for rental property is very competitive and requires a progressive approach to marketing and management with special focus on reaching the best tenants quickly. Oz Accommodations Rentquick rental marketing campaign will provide high quality tenants quicker than traditional rental marketing efforts. Rentquick augments the impressive array of tools and services provided by Oz Accommodations management including the beneficial Property Protection Program where owners enjoy peace of mind with this creative program. In addition Oz Accommodations offers the unique Performance-Based Leasing Guarantee which provides free services if our marketing does not produce a quality tenant for your property within seven weeks. You may access your Owner Information Page 24/7 with information regarding your tenants, collections and maintenance activities at your property. Also, Oz Accommodations offers affordable high quality maintenance services, from minor repairs to complete refurbishments at prices that offer affordability and speedy implementation. The costs of our property management services are very affordable. We place higher quality tenants in less time, enhancing results over time, and save you money on maintenance and make ready services. Upon completing the attached documents, fax or email to Oz, and a staff member will review and follow up with you. Oz Accommodations is looking forward to working with you to fulfill your property management needs. We are happy to answer any questions you may have while completing the attached documents so feel free to call me at 913-638-5690. Thank you. Scott Abbey President/Broker Oz Accommodations, Inc.

Oz Accommodations, Inc.
agement Servic

Professional Performance-Based Property Management

7925 Bond, Lenexa, KS 66214 P: 913-894-8400 F: 913-894-8401 www.aplacelikehome.com www.oznewclient.com

Property Management Services Oz Accommodations Inc., offers property owners peace of mind with services and experience to enhance your property investment returns. Our mission is to protect and enhance your investment performance while providing you trouble free, high quality property management services with integrity. Oz Accommodations offers rental property owners a full range of services including; Property Management, Real Estate Investment Consulting, and Property Repair and Refurbishment Services. Tenants regularly contact us looking for quality properties to rent. We can offer property owners a large pool of high quality renters. We work directly with leading Real Estate firms in attracting potential tenants. Oz Accommodations offers an experienced approach to achieving your property investment objectives. The following represents a summary of our services. Consultation on market rental values and tenant issues Comprehensive RentQuick rental 7 week marketing program Performance-Based Leasing Guarantee Performance-Based Fees only charged after collections On-line tenant applicants and screening results Tenant interviews and property viewings Explicit legal rental agreements Perfected rent collection procedures FAST RESPONSE to late rental payments Tenant lease compliance management Legal remedy of lease non-compliance Maintenance requirements assessment and management Competitively priced maintenance services Tenant satisfaction management 24 hour emergency maintenance service Property expense disbursements management Financial reporting of Property transactions Complete computer tracking of ALL property activity On-Line Owner access to data via the Owners Services Website Managed housekeeping and turnover services NO FEES IN ADVANCE, NO RESERVES REQUIRED!! PERFORMANCE BASED PROPERTY MANAGEMENT Leasing Fee : 60% of first months rent or $375 the greater of the two capped at $1000 per new tenant Plus Advertising charged at $5.00 per day during marketing, capped at $150 Fees are only charged after your rents are collected, Performance Based Fees
Advertising, Web Publishing, Network Publishing, Tenant Screening, Interviewing, Showing, Lease Negotiations, Move-In Inspection

Re-Leasing Fee : Management Fee :

25% of first months rent - existing tenant leasing property

Lease renewal confirmation, Lease Negotiations

6.9% 3 year contract, 7.9% 2 year contract, 8.9% 1 year contract of gross monthly rent or $50 per month, the greater of the two values, capped at $150 per month
Manage and Maintain property, rent collections, lease compliance, tenant complaints, protect investment while leased

**PERFORMANCE-BASED LEASING GUARANTEE** If Oz Accommodations cant lease your property within seven weeks of starting the leasing fees and advertising are FREE!
Property must be vacant and move in ready by normally accepted property move-in standards; the seven weeks starts at time property is ready to show following make ready and cleaning, and ends upon a signed lease with security deposit tendered by tenant. The property will be marketed at the pre-disclosed and agreed rental range and available specials, following an inspection of the property and a form forwarded to the Owner with the specifics of the rent range and specials prior to commencement of marketing. All tenants will meet the minimum acceptance scoring criteria of the property zip code to be accepted as a tenant for the specific owners pro perty. It is critical that multiple potential tenants be attracted and screened for the property in order to select the best possible tenant. High quality tenants are the most significant purpose of marketing the property aggressively with price and specials in order to reduce poor outcomes. If the owner does not agree with the rental price ranges or specials recommended by the Guarantee criteria, the Leasing Guarantee is not available, and the cap for advertising is removed.

Property Management Agreement Components

The following represents the required documents to establish a listing and the ongoing management services relationship of the property. You will note that the documents are thorough and very detailed, not intended to be burdensome, but the explicitly defining the duties and responsibilities of the parties of the agreement. Kansas and Missouri law requires that property manager and client have specific and documented details about the relationship. Oz Accommodations has taken great effort in these documents to provide exhaustive details while providing easy to understand summarized information particularly where costs are associated. This agreement also includes State and Federal required documents that must be completed. Within the Documents look for:
Sign here Initials D A T E Complete

At these indicators please either Complete, Sign, Initial, or Date as indicated. Complete items require decision and input. The Documents In Order Include: D-1 Owner Professional Services Application (includes 1 page)
This is the Owner specific information application form requiring inputs by Owner.

D-2 Property Services Application (includes 1 page)

This is the Property specific information application form, one required per property, requiring inputs by Owner. If enrolling more than one property, Owner must complete section at the bottom of the application for properties after the first property.

D-3 Professional Services Application (includes 1 page)

This defines the details of the Property Management Services and charges associated with these. This for requires inputs by Owner.

D-5 Property Management Agreement (includes 8 pages with addendums A, B, C)

This is the actual formal management agreement with addendum. Pages 5, 6, 7, & 8 require inputs by Owner.

D-6 Pre-1978 Housing Rental and Lease Disclosure of Information Lead-Based Paint and/or Lead-Based Paint Hazards (includes 1 page)
This is a Federal Form and must be completed if the property was built prior to 1978. If this document is applicable, inputs are required by the Owner.

D-7 Request for Taxpayer Identification Number and Certification (includes 1 page)
This is a Federal Form and must be completed. A 1099 reporting gross income will be forwarded to the Owner at year end, along with a full accounting of activities at the property. This document must be completed before disbursements can be made to owner. Inputs for this page are required by the Owner.

D-8 Authorization Agreement For ACH Credits (includes 1 page)

This document is optional and only required if the information was not submitted within the Owner Professional Services Application or Owner does not want ACH Transfer. If Owner desires ACH transfer of money disbursements, and did not complete the information in the Owner Application then this must be completed. ACH Transfers will reduce the time for Owners to receive funds typically ACH Transfers are executed within two business days or less. This form requires inputs by Owner.

D-9 Insurance Authorization (includes 1 page)

This is a Form to be completed by the Owner and forwarded to your Insurance Carrier for listing Oz Accommodations as an additional insured on your home owners insurance policy. This provision should add no cost to your insurance coverage and is common practice. Also you should convert your standard home-owners policy to a landlord policy which will typical have a similar cost but will increase liability coverages and not insure contents. Inputs for this page are required by the Owner.

D-10 Standards of Readiness of the Property (includes 1 page)

This is an informational document to advise the Owner of the critical need to properly prepare the property prior to tenancy optional and defines the details of different Property Management Services individually and charges associated with these. This for requires inputs by Owner.

D-11 Agency Disclosure Addendum Missouri Only (includes 1 page)

This is a required form by the State of Missouri if the subject property is located in Missouri. This form indicates that Oz Accommodations the Agent, is only representing the Owner and not the Tenant. This form is given the Tenant to verify to the Tenant that the Agent is not representing the Tenant and only the Owner. This disclosure insures that the Tenant cannot claim that they were not aware of representation. This for requires inputs by Owner.

Missouri Broker Disclosure Form & Brochure

A form to define Missouri Agency Relationships, information only.

Owner To Do List
A tool to help identify things that need to be done, information only.

In addition to the documents and inputs to these we need a working set of keys, and a copy of the HOA rules and regulations. Dont hesitate to contact Scott Abbey (Broker) as you are completing the aforementioned documents at sabbey52@aplacelikehome.com or 913-638-5690.

D-1

Oz Accommodations, Inc.
Professional Performance Based Property Management
7925 Bond, Lenexa, KS 66214 (Headquarters) 4012 S Lynn Ct, Ste A, Independence, MO 64055 (Admin) P: 913-894-8400 F: 913-894-8401 www.aplacelikehome.com www.oznewclient.com

Owner Professional Services Application

Owner Name(s): ______________________________________________ Address: ______________________________________________ Home Phone: ______________________________________________ Email: ______________________________________________ Social Security #: ______________________________________________ Date of Birth: ______________________________________________ Principle Contact (Name): ______________________________________________ Company Name: ____________________________________________ __ City/State/Zip ____________________________________________ Phone (Work): ____________________________________________ Phone (Cell): ____________________________________________ Tax Payer ID: ____________________________________________ Principle Contact (Email): ____________________________________________ Principle Contact (Phone): ____________________________________________

Components of Completed Property Management Agreement o o o o o Complete, Date & Sign Management Owner Application (D-1) Complete, Date & Sign Management Property Application (D-2) Complete, Date & Sign Management Services Application (D-3) Complete, Date & Sign Management Agrmt & Addendums (D-5) Complete, Date & Sign Federal W-9 (D-7) o o o o o Complete, Date & Sign Federal Lead Base Paint (D-6) Complete, Date & Sign Missouri Agency Disclosure Form (D-11) Complete, Date & Sign Insurance Co- Insured Request (D-9) Payment Options: Check Direct Deposit Complete, Date & Sign Authorization for Direct Deposit (D-8)

Payment Data

Please enclose a copy of a voided check on the account listed below.

Remit Check to: _______________________________________

________

Bank Name: ____________________________________________________ Bank Address: ____________________________________________________ Routing Number: ____________________________________________________ Account Number: ____________________________________________________

Address: ______________________________________________________ Address: ______________________________________________________ City/ State/ Zip: ______________________________________________________

Authorization Agreement for ACH Credits and General Information

I hereby authorize M & I Bank, hereinafter called Company, to initiate credit entries to the account indicated below at the depository financial institution named above, hereinafter call Bank Depository, and to credit the same to such account. If necessary, authorizations given to initiate debit entries and adjustments for any credit entries in error to my Bank Depository, to credit and / or debit the same to such account as indicated below. This authority is to remain in full force and effect until Company has received written notification from me of its termination in such time an in manner as to afford Company and Depository a reasonable opportunity to act on it. Oz Accommodations makes disbursements of owner proceeds on or about the 20th of the month depending on the way holidays and weekends fall. Proceeds may be Direct Deposited (at no extra charge) or a check mailed. Typically within 24 hours of an ACH Transfer, funds will be available at your bank. ACH transfers do not always transfer within the 24 hours typical time frame so caution should be used in predicting funds. All fees and expenses are withheld from the rents received and recorded on the owner statement and reflected in owner proceeds. An email will be sent to you with a link to your owner statement on our website that stores all statements forwarded previously. At the year end, a Federal 1099 statement will be forwarded to owner along with a yearend accounting of all transactions of your property to be used for tax preparation. Unlike many property managers Oz Accommodations does not require advanced payment of funds for services to be preformed. Oz is a Performance Based Professional Property Manager meaning that we perform the tasks and then charge for the service. Likewise we do not require reserves to be established on properties, as typically the rent receipt will cover the cost of most repairs required. In the event that major work is required that ex ceeds one months rent, or in the case of a vacant property Oz would require funds to be forwarded prior to the commencement of work. These funds would be held in our trust account until the completion of work by the vendor. The Owner is response to maintain utilities in the Owners name. We strongly suggest that the Owner put the utilities in a Revert to Owner status so that when the tenant moves out of the property, the utilities do not lapse, and they revert to the owner. This prevents interruptions of utilities and reduces costs of setup fees and turn-on visits. In the event that the owner desires that Oz pay the utilities, that can be accommodated by our administrative office address being used as the billing address. As in the case of maintenance, if the utilizes are paid by Oz, reserves are not require if the property is occupied and rent is being collected, however, in the event of a vacant unit, a reserve account would be required for the payment of utilities. At the beginning of each rental cycle of your property it is our standard policy to always change the locks just prior to a new tenant move-in. We do this as a safety precaution for the tenant and as a means of protecting the interests of the owner so that it cannot be alleged that a missing or stray key was used in an entry or worse, someone being harmed as a result of an entry. In following the best practices of property management nationally, it is a very strong and compelling act, that as the owner you change the locks so as to prevent any possible allegation of an unaccounted for key being used in the event of a break in of the property.
Sign here

Name (Please Print): _____________________________________________ Signed: ________________________________________________ Date: ______________________

Oz Accommodations, Inc.
Professional Performance Based Property Management
7925 Bond, Lenexa, KS 66214 P: 913-894-8400 F: 913-894-8401 www.aplacelikehome.com www.oznewclient.com

Property Services Application

Property Address: ______________________________________________ Address 2: ______________________________________________ City/State/Zip: ______________________________________________ Subdivision: ______________________________________________ Pets Allowed: ______________________________________________ Max #of Roommates: ______________________________________________ Max number of People: ______________________________________________ Effective Date: ____________________________________________ __ Initial Termination Date: ____________________________________________ Date Available: ____________________________________________ Desired Rent: ____________________________________________ Deposit: ____________________________________________ Desired Term: ____________________________________________ Occupancy Status: ____________________________________________

Special Provisions or Notes Complete 1 Application per Property Gas paid by: Water paid by: Electric paid by: Trash paid by: Owner Tenant Owner Tenant Owner Tenant Owner Tenant Vacant or Occupied Lock box OK: YES- NO Yard Sign OK: YES- NO HOA paid by - (Owner Only)

General Info
Type: Studio - Loft - Apartment - Townhouse - Condo - Duplex - House # Bedrooms: 1 - 2 - 3 - 4 - 5 # Bathrooms: 1 - 1.5 - 2 - 2.5 - 3 - 3.5 4 Layout: Ranch - Raised Ranch - Split -Bi Level -1.5 Story - 2 Story Basement: Concrete - Block - Stone - Other - N/A Heat : FAG - FAE - Radiant - Other Basement: Finished - Un-Fin Central Air : Yes No

Extras
W/D: Yes - No W/D Hookup: Yes - No Alarm System: Yes - No W/D: Full Sized - Stackable Dryer Hookup: Electric Gas

Fireplace: Yes - No Ceiling Fans: Yes - No Floors: Carpeted, Wood, Tile Lawn-Maintenance Provided: Yes - No Yard Cutting: Yes - No Sprinkler System: Yes - No Chemical Treatment Provided: Yes - No Snow Removal Provided: Yes - No Wet Bar: Yes - No Deck: Yes No Patio: Yes - No Pool-Complex: Yes - No Dining Room: Yes - No Family Room: Yes - No Living Room: Yes - No Loft: Yes - No Screened Porch: Yes - No Sunroom: Yes - No Alarm Code : ______________ Est Sq Ft : _____________________

# Garage: 1 - 2 - 3 Opener: Yes - No Fireplace: Yes - No

Attached: Yes No Car Port: Yes No

Fenced Yard: Yes No Stove: Yes - No Garbage Disposal: Yes No Dishwasher: Yes - No Microwave: Yes No Refrigerator: Yes - No Style: Traditional -Colonial - Tudor - Cape Cod - Contemporary Window Coverings- Mini Blinds or Drapes

Mail Box Location : __________________________ Mail Box # :_______

This is an addendum of the Property Management Agreement entered between Oz Accommodations, Inc. (Agent) and _______________________________________ (Owner) with an Agreement execution date of ___________________. The purpose of this Addendum is to extend the terms and conditions of the original Agreement as defined above to include additional property addresses as defined within. All terms, conditions and specifications of the original agreement apply to the properties being added notwithstanding the exceptions as defined in this Addendum.
Sign here

Name (Please Print): ____________________________________________ Signed: ____________________________________________________ Date: ___________________

D-3

Oz Accommodations, Inc.
Professional Performance-Based Property Management
7925 Bond, Lenexa, KS 66214 (Headquarters) 4012 S Lynn Ct, Ste A, Independence, MO 64055 (Admin) P: 913-894-8400 F: 913-894-8401 www.aplacelikehome.com www.oznewclient.com Professional Services Application
Initials

Initials:

Owner ____

Agent ____

Date: _______________

Enroll in this Service ______ Check

Property Management (The Complete Package)

FULL SERVICE PROFESSIONAL PERFORMANCE-BASED PROPERTY MANAGEMENT Management Fee:

Complete

(check desired option) ______ 3 Year Contract 6.9%; ______2 Year Contract 7.9%; ______1 Year Contract 8.9% of collected gross rents. Management Fees all capped at $150 per month, per property Min $50 All fees are performance based and only charged upon collection of rents. All rents are applied prior to late fees. 60% of 1st Months Rent Capped at $1,000 per tenant lease Min $375, plus advertising at $5 per day capped at $150 See PERFORMANCE-BASED Leasing Guarantee Below 25% of one Months Rent charged only if Tenant renews lease for an additional term, or one months rent increase with month to month status Miscellaneous Optional Services and Fees: Eviction Protection: Rent Guard Basic: $9 per month (pays the cost of an eviction) 2% of normal monthly rent (provides one months rent if an eviction occurs)

Leasing Fee:

Re-Lease Fee:

Rent Guard Premium: 3.5% of normal monthly rent (provides two months rent if an eviction occurs ) Legal Eviction: Section 8 Admin: Change Locks: $495 (excluding jury trial or set-out) Includes legal representation $150 fee for new tenant processing if Section 8 is sought Prior to each Tenant Move-In locks are changed to protect the tenant and provide liability protection to the owner. Typical lock changes average approximately $50 per door. $19.95 per Month, for an annual in-depth detailed inspection report similar to a home purchase report, examining plumbing, electrical, roof, foundation and every aspect of the property. A $300 Value.

Property Inspection:

NO PREPAID OZ FEES OR RESERVES REQUIRED, if lawn service or maintenance is required at the Premises while vacant, then those costs would need to be pre-paid before ordering the service from vendors. **PERFORMANCE-BASED LEASING GUARANTEE** If Oz Accommodations cant lease your property within seven weeks of starting the leasing fees and advertising are FREE!
The Leasing Guarantee is provided to put additional management pressure on the marketing effort in order to provide the best possible result for our clients. The property will be marketed at the rental range and specials suggested by the Agent. The specifics of the rent ranges and specials will be provided the owner prior to the commencement of marketing. All tenants must meet the minimum acceptance scoring criteria of the property zip code to be accepted as a tenant for the specific owners property. It is critical that multiple potential tenants be attracted and screened for the property in order to select the best possible tenant. High quality tenants are the most significant purpose of marketing the property aggressively with price and specials in order to reduce poor outcomes. If the owner does not agree with the rental price ranges or specials recommended by the Guarantee criteria, the Leasing Guarantee is not available, and the cap for advertising is removed. If at anytime during the property marketing the Owner instructs the Agent to not follow the marketing plan as previously provided the owner, the Guarantee is not valid. The property must be vacant and move in ready by Oz Accommodations accepted property move in standards. The seven week duration starts upon final inspection of completed work as required to meet move in readiness, and the up-loading of pictures and information on the web. The marketing ends upon the signed lease by the tenant.

D-5

Oz Accommodations, Inc.
Professional Performance-Based Property Management
7925 Bond, Lenexa, KS 66214 (Headquarters) 4012 S Lynn Ct, Ste A, Independence, MO 64055 (Admin) P: 913-894-8400 F: 913-894-8401 www.aplacelikehome.com www.oznewclient.com
PROPERTY MANAGEMENT AGREEMENT
The text boxes and explanations contained within are solely intended to summarize the preceding paragraph or section, in non-legal-language. The content contained within these text boxes are NOT part of the agreement and are intended for information purposes only. ALL LEGAL DOCUMENTS SHOULD BE REVIEWED BY LEGAL REPRESENTATION! This Property Management Agreement (the "Agreement) is made and entered into as of the date set forth on the signature page, by and between the undersigned signatory(ies) hereto (singly or jointly and severally referred to as Owner) and Oz Accommodations, Inc., a Kansas corporation (Agent). The Addendums hereto are hereby incorporated into this Agreement by this reference and are considered to be a part hereof for all purposes. In consideration of the mutual covenants and agreements contained herein, the parties hereto for themselves, their respective heirs, personal representatives, successors and permitted assigns agree as follows. Section 1. Appointment of Agent. Owner hereby appoints Agent as sole and exclusive leasing and management agent to lease and manage the property located at the address listed on Addendum A (the Premises). Agent will seek renters (the Tenant(s)) to lease (the Lease) the Premises as more fully described herein. The terms of this Agreement shall be binding upon Owner during the Term (as defined below), and thereafter as set forth herein, notwithstanding the subsequent leasing or sale of the Premises by Owner during the Term. The Owner shall not be permitted to use any other leasing company or agent to lease the Premises during the Term. Oz Accommodations is the exclusive agent for the property and no other property management company or agent may lease or manage the property during this agreement term.

Section 2. Term. This Agreement shall become effective on the Effective Date as set forth on Addendum A and shall continue in full force and effect, unless sooner terminated as herein provided, until the Initial Termination Date, as set forth on Addendum A. The Agreement shall terminate on the Initial Termination Date only upon the receipt by the non-terminating party of written notice by mail (the Termination Notice) from the terminating party at least thirty (30) days prior to the Initial Termination Date. The Termination Notice shall set forth the terminating partys intent to terminate this Agreement as of the Initial Termination Date (the Initial Term). If, as of the Initial Termination Date, neither party has properly delivered a Termination Notice to the other, this Agreement shall continue in full force and effect for successive twelve (12) month periods (Automatic Renewal Terms), until either party shall serve a Termination Notice on the other party at least thirty (30) days prior to the end of the then current Automatic Renewal Term, in which event this Agreement shall end at the end of such Automatic Renewal Term. The Initial Term with any and all Automatic Renewal Terms are referred to as the Term. The agreement term is 12, 24, or 36 months based on term discount selected and indicated in Addendum A, and will renew for 12 months if not terminated 30 days prior the initial termination date.

Section 3. Early Termination. Notwithstanding the provisions of Section 2, this Agreement may be terminated and the obligations of the parties hereunder shall thereupon cease, upon occurrence of any of the following circumstances: (a) If Owner shall fail to authorize and pay for reasonable and routine repairs and/or maintenance deemed necessary by Agent, Agent may terminate this Agreement upon thirty (30) days written notice by mail to Owner. (b) If Owner shall fail to remit funds due Agent within thirty (30) days of invoice date, Agent may, but is not obligated to, terminate this Agreement upon ten (10) days written notice by mail to Owner. (c) If Owner shall fail to comply with any rule, order, determination, ordinance or law of any federal, state or municipal authority, Agent may terminated this Agreement upon a ten (10) day written notice by mail to Owner. (d) In the event of total destruction of the improvements located upon the Premises, Owner may terminate this Agreement upon not less than thirty (30) days notice by mail to Agent. (e) If a petition in bankruptcy is filed by either Owner or Agent, or if either shall make an assignment for the benefit of creditors or take any insolvency act, either party may terminate this Agreement upon serving a ten (10) day written notice by mail to the other party. (f) Within the Term of this Agreement but prior to a potential applicant Tenant wishing to lease having been acquired, or prior to an executed lease with a Tenant, Owner may terminate this Agreement upon not less than (10) days notice by mail to Agent, and payment of $500 for Agent marketing expenses plus all direct advertising expenses incurred by Agent on Owners behalf. The $500 Marketing Fee, all direct advertising costs, outstanding maintenance expenses, utility expenses, and other related costs, incurred by Agent on the Owners behalf, must be tendered to Agent using certified payment funds, prior to termination becoming effective. Upon receipt of aforementioned payments, this Agreement will be terminated. Keys, and other Owner materials, will be returned to Owner by Agent. (g) Within the Term of this Agreement after finding a potential applicant tenant wishing to lease, or after an executed lease with a Tenant, Owner may terminate this Agreement upon not less than (30) days notice by mail to Agent and payment in full for all fees as described in this Agreement through the end of the term of the Agreement. Leasing Fees, Management Fees, outstanding maintenance expenses, utility expenses, and other related costs incurred by Agent on the Owners behalf, must be tendered to Agent using certified payment funds, prior to term ination becoming effective. Upon receipt of aforementioned payments, this Agreement will be terminated, keys, and other Owner materials, will be returned to Owner by Agent. (h) Notwithstanding the above stated provisions, and in the event that the Agent fails to complete and comply with the duties and obligations as defined within, and these are documented and noticed in writing by the Owner to the Agent, and in the event the Agent fails to respond to these issues within 30 days of the Owners notice in a manner ordinary and customary with standard business practices of professional property

Page 1 of 8

Copyright 1992-2009 Oz Accommodations, Inc. All Rights Reserved. Document Revision 09/2009 1.1

management, then all parties agree that following the Agents failure to address the issues raised by the Owners notice, the n a condition would exist where the Owner may give notice of termination of this Agreement upon (30) days written notice by mail from the Owner to the Agent without penalty to the Owner. The above reflects different circumstances which might result in early termination and the fees associated with termination.

Section 4. Lease Terms to Tenant. Agent shall act on Owners behalf in negotiating, preparing and executing the Lease, including extensions and renewals thereof. The form of Lease shall be the standard Tenant Lease Agreement used by Agent. The Lease shall be signed by Agent as Owners Agent. Owner hereby desires Agent to negotiate the rent and terms as set forth on Addendum A to prospective Tenants. Agent will sign and negotiate the terms on the lease agreement with the tenant.

Section 5. follows:

Acceptance of Appointment.

Agent does hereby accept appointment as Owners Agent, in connection therewith, and agrees as

(a) To accept the responsibility of management of the Premises for the period and terms herein provided and to furnish the services of its organization for the leasing and management of the Premises. (b) To render monthly statement of receipts, disbursements and charges to the person(s) at the address(es) shown on Addendum A by the end of each month. (c) To remit to Owner rent received, after deducting disbursements and the Management Fees and Leasing Fees or Re-Leasing Fees, other fees, and or maintenance expenses as applicable by the end of the each month. In case the charges and disbursements are in excess of receipts, Owner agrees to pay such excess promptly, but nothing herein contained obligates Agent to advance its own funds on behalf of Owner. The parties understand and agree that Agent may withhold reserve funds for sixty (60) days after the end of the month in which this Agreement terminates in order to allow Agent to pay bills previously incurred but not yet invoiced. (d) Agent shall retain all late charges, bad check charges, credit report fees, application fees, administrative fees, and similar charges paid by Tenant to compensate for collections and administrative costs incurred by Agent in collecting rents and securing leases. In the case of late fees, Agent will first apply all monies received to unpaid rents prior to retaining late fees paid by the Tenant. Additionally, if any deposit for a nonrental of the Premises is forfeited by a potential Tenant, Owner and Agent agree to divide an administrative fee as allowed by law from such deposit equally (50% / 50%). Agent will send monthly Owner statements and tender funds minus expenses while property is occupied. Agent will keep all late fees, non-sufficient-funds and admin fees to compensate for collections and administrative costs.

Section 6. Sales Commission. Should the Tenant that was found or secured by Agent , purchase the Premises, from Owner, during the Term or within two years after the expiration of the Term of this Agreement, Agent (or Agents designee) will be entitled to receive a commission equal to two (2%) percent of the purchase price of Premises or fifteen hundred dollars ($1,500) whichever is greater, to be paid by funds at the closing of the sale of the Premises to Tenant, by the Owner of the Premises to Agent. If the tenant placed by the Agent (only the tenant found by Agent) purchases the Owners Property, then the owner will compensate the Agent 2% of the purchase price or $1500 whichever is greater, at time of closing.

Section 7. Agents Authority. Owner hereby gives Agent the following authority and powers, and agrees to assume the expenses incurred in connection therewith. (a) Agent is authorized to set rent amounts, to advertise the availability of the Premises for rent as Agent deems advisable using periodicals, signs, plans, brochures, displays, the internet or other media and to display a FOR RENT or FOR LEASE sign thereon, to enter and access to show Premises to prospective Tenants, or grant pre-screened prospective Tenants unsupervised viewing of the property, in an effort to secure a lease with the Tenant, to execute, renew, or cancel Leases for the Premises, to collect rents due or to become due and give receipts thereof; to terminate tenancies and to sign and serve in the name of Owner and recover rents and other sums due; and when expedient, to settle and compromise disputes and to dismiss such actions or lawsuits and reinstate such tenancies when deemed appropriate by Agent. (b) Agent is authorized access and entry to make or cause to be made, all ordinary repairs and replacement to preserve the Premises and which are necessary to comply with the Lease obligations and to meet local governmental requirements, and to provide the State acceptable habitability of the Premises at Owners cost. Agent shall attempt to secure the prior approval of Owner for any maintenance repairs or expenditures in excess of the sum set forth on Addendum A in any given occurrence with the exception of emergency repairs or if in the opinion of Agent such repairs are necessary to protect the Premises from damage or to maintain the safety of the Premises or Tenants, or for provisions as called for by the Lease with Tenant, or to comply with governmental requirements. The Agent will provide maintenance management through resources developed over time with vendors, contractors, and or suppliers of which the Agent has good working relationship and in which the Agent has developed systems to work together for reduced costs and improved efficiency. In the event the Owner wishes the Agent to use vendors, or contractors, other than those in which the Agent has an established relationship, the Agent may either decline to provide the service requested and Owner will accept that responsibility and assume all job management and payments of Owner managed work, or if Agent elects to manage the assigned work using vendors or contractors other than those in which the Agent maintains an established relationship, the Agent is entitled to assess a fee to the Owner on the work completed by these Owner vendors in the amount of 15% of the work billed to help absorb additional costs of managing such work and to cover insurance and workmans compensation issues. The Agent from time to time as deemed prudent may make changes to operating procedures and or processes related to the management of the Owners Property and certain fees and or third party costs resulting from activities supporting operational management of the Owners property. The Agent may use vendors for which the Agent may have a for profit business interest, or receives a preferred vendor discount based on volume. (c) Agent is authorized to handle Tenants security deposits and to comply, on Owners behalf, with applicable state or local laws concerning Agents responsibility for security deposits. Agent is authorized to deposit all security deposit funds in an interest beari ng account with a bank,

Page 2 of 8

Copyright 1992-2009 Oz Accommodations, Inc. All Rights Reserved. Document Revision 09/2009 1.1

savings and loan or credit union which may or may not be commingled with normal property management operating funds and Agent shall be entitled to receive all interest earnings resulting from these deposits. (d) Agent shall not be required to advance monies for the care of management of the Premises and Owner agrees to advance all monies necessary thereof in the event that monies are required in advance of major repairs, mortgage payments, insurance, taxes or other expenses. If Agent elects to advance monies in connection with the Premises, Owner agrees to reimburse Agent forthwith and authorizes Agent to deduct any such advance from any monies to be remitted or due Owner. Owner expressly agrees that Agent shall not be responsible for making any mortgage, tax, insurance, condo association or other payments whether provided for herein or not unless Owner shall have provided sufficient funds to cover said payments. Monthly income collected from the property by Agent, if any, shall be first applied to current expenses including Agents fees and the remaining balance if any shall be available for such recurring payments. Mailing of previous months statement to Owner by Agent shall be sufficient notice to Owner of balance on hand and the need for additional funds. Owner further agrees to assume full responsibility for any late charges, collection costs or foreclosure actions resulting from late payment or non-payment of any item under this agreement should Agent be unable to make said payment due to insufficient funds on hand, lack of income from property, or because of non-delivery or delay of mail or for any other reason beyond control of Agent. (e) Agent is authorized to establish and maintain a standard of cleanliness consistent with normally accepted standards for rental property at the owners expense prior to Tenant move-in. Agent will market the Premises depicting these cleanliness standards and will deliver the Premises in that promised condition to new Tenants. Agent will charge the exiting Tenant for this service at move-out. (f) Agent is authorized to contract for electrical, gas, water, trash removal or other services as Agent deems advisable and Owner shall either pay such services directly to the utility/service company, or Agent shall be entitled to such amounts due including but not limited too costs, fees, and or other service charges, payable by Owner to the respective utility/service. Owner is responsible for the payment of any and all utilities/services paid by Agent for the Owners Premises. Utilities that are the responsibility of the Tenant but paid by Agent will be billed Tenant and upon collection of these monies paid by Tenant to Agent, and will be forwarded to Owner through the normal disbursement process by Agent. Agent agrees to make good and reasonable effort to affect the turning on and turning off of utilities at the Owners Premise. The Agent cannot assure Owner that these utilities will be in good working order at all times, as many factors outside the Agents control can impact the outcome of the utility services. Owner shall hold Agent harmless and Agent shall have no responsibility as a result of damages and or costs associated with the outcome of utility services at the Premises. The Owner may at his discretion manage all aspects of the utility services with respect to the Premises and Agent encourages Owner to review and monitor the utility services of the Premises on a regular basis. Any claim or demand for monies by Owners insurance company, of damages resulting from utility services managed by Age nt, will be paid by Owner, and not the responsibility of the Agent. Owner shall assume obligations of any contracts so entered into by Agent at the termination of this Agreement. (g) Agent shall have the authority, in Owners name, to enforce the Lease by means of notices, court orders, and legal actions. All costs that result there from that are not recovered from Tenant shall be paid by Owner. Owner shall cooperate with Agent in taking any action Agent deems necessary to enforce, modify or terminate the Lease. (h) This Agreement shall be binding upon the successors and assigns of the Agent and the heirs, administrators, executors, successors, and assigns of the Owner, and may be sold or assigned by the Agent to any person or entity legally qualified to fulfill its terms. Agent has authority to act on the owners behalf. The owner agrees to assume all expenses incurred by Agent.

Section 8. Compensation of Agent. (a) In consideration of the services provided hereunder, during the Term of this Agreement, Owner agrees to pay Agent the Management Fee as set forth within Addendum A hereto. In the event the Premises is vacant, and the Agent is NOT authorized to made Premises ready for a new tenant, or the Agent is NOT authorized to market for a new tenant, the Agent may at his discretion assess a charge of $50 per month during vacancy that meets the aforementioned criteria. If the Agent is preparing the Premises to find a tenant, or during the marketing while finding a tenant, the Agent will NOT charge a fee for vacancy. (b) The Lease Fee, as set forth on Addendum A hereto, shall be due Agent upon execution of any Lease of the Premises to Tenant. The Lease Fee shall be deducted from Owners net proceeds received by Agent of payments for the Premises and shall be payable upon the execution of the lease agreement with the Tenant and in addition to the Management Fee. Agent shall not be entitled to a Lease Fee for the renewal of an existing lease of the Premises by an existing Tenant of the Premises, but will be entitled to a Re-Lease Fee as defined in this Agreement. The Agent may at his discretion request a leasing fee pre-payment for the expenses of marketing the property not to exceed the Leasing Fee amount set forth in Addendum A hereto. (c) Upon the expiration or termination of the Lease on the Premises, Owner agrees to pay Agent a Re-Lease Fee as set forth on Addendum A, for its services in obtaining and for negotiating a new lease for the renewal of an existing lease of the Premises by an existing Tenant of the Premises if the same Tenant re-leases the Premises or in the event of a month to month agreement resulting in a rent increase from the expired lease a rent increase fee will be earned by the Agent as set forth on Addendum A. (d) In the event the Owner elects to offer section 8 or other rent subsidy programs, the Agent will be compensated additional fees as set forth in Addendum A hereto, as compensation for the additional efforts required to satisfy the requirements of the agency providing tenant rent subsidy. (e) In the event of an eviction of a Tenant at the Owners property, the Agent will earn an Eviction Administration Fee as set forth on Addendum A. The Eviction Administration Fee includes services for the management of, and legal services for, and court appearances in behalf of the Owner, to perform an eviction. The fee DOES NOT include services for a jury trial or for the costs in the event the Tenants belongings are set -out. The owner will be responsible for all costs associated for a Jury Trial and costs of set-out of the Tenants belongings. (f) If the Agent shall elect to advance any money in connection with the property, the Owner agrees to reimburse the Agent forthwith and hereby authorizes the Agent to deduct such advances from any monies due the Owner. Any balance due and owing the Agent and not paid within 10 days of receipt of statement from the Agent will accrue interest at the rate of Ten percent (10%) per annum until paid in full. Agent reserves the right at any time to demand immediate payment of any and all balances due and owing. Owner agrees that a report showing balance due which is mailed using First Class mail is sufficient notification. Amounts will vary for agent compensation and are documented in Addendum A.

Page 3 of 8

Copyright 1992-2009 Oz Accommodations, Inc. All Rights Reserved. Document Revision 09/2009 1.1

Section 9. Condition of Premises. Owner hereby represents and warrants to Agent that the Premises and such equipment and fixtures related thereto comply with all requirements of any statute, ordinance, law or regulation of any governmental body or any public authority thereof, having jurisdiction and authorizes Agent to disclose the ownership of the Premises to any official. Owner shall indemnify and hold harmless Agent, its representatives and employees from any and all losses, costs, expenses (including reasonable attorney fees), and liabilities whatsoever, which may be imposed on them by reason of any present or future violations of such laws. Owner agrees to maintain and meet all state housing standards. The home must be habitable and all habitability issues must be resolved in a timely manner.

Section 10. Indemnification/Insurance. (a) Owner agrees to indemnify, defend and hold Agent harmless from any liability suit in connection with the Premises for damage to property and/or injury or death to any person whomsoever or the enforcement of the lease with the Tenant. (b) Owner agrees to pay all expenses incurred in connection with any suit involving the Premises, including but not limited to fair employment, fair credit reporting, debt collection, environmental protection, rent control, taxes, or fair housing, lease enforcement, eviction process, unless Agent has personally, rather than as the representative of Owner, violated any of these laws. In the event that it is shown that the Agent committed intentional wrongful conduct or gross negligence in a manner not ordinary and customary with standard business practices of professional property management, the Owner would not be liable for legal expenses on behalf of the Agents defense. Agent with Owners co nsent, may, but is not obligated to employ legal counsel on behalf of Owner in the event a suit occurs. (c) Owner shall obtain and keep in force insurance against physical damage and against liability for loss, damage, or injury to property or persons which might arise out of the occupancy, management, operation, or maintenance of the Premises. The amounts and types and carriers of insurance policy shall be defined in Addendum A, and any deductible required under such insurance policies shall be Owners e xpense. Agent shall be covered as an additional insured on all liability insurance maintained with respect to the Premises. Liability insurance shall be adequate to protect the interests of both Owner and Agent and in form, substance, and amounts reasonably satisfactory to Agent. Owner agrees to furnish Agent with certificates evidencing such insurance or with duplicate copies of such policies within 10 days of the execution of this Agreement. If Owner fails to do so, Agent may, but shall not be obligated to, place such insurance and charge the cost thereof to Owner or deduct such costs from remittances due Owner. Owner agrees to keep the property insured and hold agent harmless of any liability.

Section 11. Special Provisions. See Addendum B regarding specific special provisions of this agreement. Section 12. Non-Discrimination. Neither Owner nor Agent shall discriminate on the basis of race, color, creed, national origin, marital or family status, sex, handicap or age in the leasing of the Premises. Oz Accommodations will not discriminate.

Section 13. Relationship of the Parties. The relationship of the parties to this Agreement shall be that of principal and agent, and all duties to be performed by Agent under this Agreement shall be for and on behalf of Owner, in Owners name, and for Owners account. In taking any action under this Agreement, Agent shall be acting only as agent for Owner and nothing in this Agreement shall be construed as creating a partnership, joint venture, employer/employee or any other relationship between the parties to this Agreement except that of principal and agent. Oz Accommodations will act as an agent for the owner.

Section 14. Premises Code Compliance. Agent does not assume and is given no responsibility for compliance of the Premises or any building thereon or any equipment therein with the requirements of any building codes or with any statute, ordinance, law, or regulation of any governmental body or of any public authority or official thereof having jurisdiction, except to notify Owner promptly or forward to Owner promptly any complaints, warnings, notices, or summonses received by Agent relating to such matters. Owner agrees to indemnify and hold Agent, its representative, servants and employees, harmless of and from all loss, costs, expense, and liability whatsoever which may be imposed by reason of any present or future violation of alleged violation of such laws, ordinances, statutes, or regulations. Agent is not responsible for the costs of compliance to satisfy state and local laws if the home does not meet legal housing standards. Agent will notify the owner immediately if such violations occur.

Section 15. Binding Effect; Assignment. This Agreement shall be binding on the parties hereto and each of their respective successors and assigns. This is a legally binding contract between signatories below and their assigns and or successors.

Section 16. Representations. Owner represents and warrants that Owner has full power and authority to enter the Agreement; that there are no written or oral agreements affecting the Premises; that there are no recorded easements, restriction, reservations or rights of way which adversely affect the use of the Premises for the purposes intended under this Agreement; that to the best of Owners knowledge, the property is zoned for the intended use; that any leasing and other permits for the operation or habitation of the Premises have been secured and are current; that the building and its construction and operation do not violate any applicable statutes, laws, ordinances, rules, regulations, orders, or the like (including but not limited to, those pertaining to hazardous or toxic substances); that the Premises does not contain any asbestos, urea, formaldehyde, radon, or other toxic hazardous substance; and that no unsafe condition exists.

Page 4 of 8

Copyright 1992-2009 Oz Accommodations, Inc. All Rights Reserved. Document Revision 09/2009 1.1

Owner certifies his authority to enter into this Agreement, and agrees to maintain the property in habitable and safe condition.

Section 17. Indemnification to Survive Agreement. All provisions of this Agreement which requires Owner to defend, reimburse or indemnify Agent shall survive any termination hereof, and if Agent becomes involved in any proceedings or litig ation by reason of having been Owners Agent, such provisions shall apply as if this Agreement was still in full force. If agent becomes involved in any proceedings after termination of the agreement, all provisions shall apply as if this Agreement was still in full force.

Section 18. Force Majeure. Agent and Owner are excused for a delay in performance of its duties in the event of an emergency such as war, natural disaster, or like occurrences. Neither party shall be liable for delays in performance due to Acts of God. [A.] Credit history Section 19. Complete Agreement. This Agreement, with current Addendums, is the valid parties and supersedes any The following will result in an automatic denial: (1) the A bankruptcy in past 12 months (2) A agreement foreclosure between within thethe past two years; other agreement previously entered into or negotiated. Agreement may changed with Notice of Change delivered to Owner (3) negative credit history after a bankruptcy; (4) ifThis you have more than 4 be negative accounts not paid on your credit history. This by Agent via U.S. Mail Service that not contested in writing by the Owner thirtyaccounts (30) days of still mailing. includes lateis pays, collection accounts, judgments, liens within and paid-off that show up on your credit report. Medical bills and student loans are not included. We do not use credit scores. [B.] Rental historyThis signed agreement supersedes any other previously entered or negotiated agreement. We will contact your current and prior landlords to verify: (1) your rental payment history; (2) your history of taking care of the rental unit; (3) your relationship with your prior landlords and other tenants; and (4) your history of following their rules and Section 20. Rights Cumulative; No Waiver . No right given in included.) this Agreement prevents other rightrent from valid, and a failure by the either regulations. (References from friends & family are not A prior eviction any filed or unpaid orbeing negative landlord party to exercise any in this Agreement does not that denial. the party waives that right in the future. reference, orright misrepresentation will result in an mean automatic The inability to exercise one element of this agreement does not negate another. [C.] Income history We will verify your employment history with your current and previous employers. If you have been a full time college student during the two-year period, the requirement for consistent job history will be waived with proof of schooling. We require at least 2.25 times the amount of rent as a minimum gross income. This amount can include all applicants income. All income must Section 21. Law and If Partial Invalidity. This Agreement isprovide governed the laws of the State in which premises beApplicable verifiable and taxed. you own your own business you must tax by statements and current year to date the profit & loss are located. Agent has the right, but not the to terminate this Agreement if a part of it is foundloans to beor invalid. statement. If theobligation, income is from social security, SSI, AFDC, retirement, student child support you must provide proof of benefits. The state where the property is located is the governing law of this agreement.

Section 22. Agency Relationships. This provision provides an explanation or disclosure of the relationship of the Agent to the Owner with respect to real estate regulations and or law. The Agent does represent the Owner/Landlord as a Landlords Limited Agent an d does not represent the Tenant. Attached is the Agency Disclosure Addendum that must be completed by the Owner and will be presented to the Tenant upon negotiation to rent or lease the Owners property. Agent will represent the Owner as a Landlords Limited Agent and does not represent the Tenant.

IN WITNESS WHEREOF, the parties have caused this Agreement to be executed as of the date written below. OZ ACCOMMODATIONS, INC.

Date: ____________________

By:

______________________________________________________ Title: Agent

D A T E OWNER(s)

Date: ____________________
Sign here

Print

_______________________________________________________

_______________________________________________________

Date: ____________________
Sign here

Print

_______________________________________________________

_______________________________________________________

Page 5 of 8

Copyright 1992-2009 Oz Accommodations, Inc. All Rights Reserved. Document Revision 09/2009 1.1

ADDENDUM A
Initials

Initials:

Owner ____

Agent ____

Date: _______________

Section 1: Appointment of Agent. Section 2: Term

Property Location:

See Property Unit Application ________________

Complete

Effective Date: Initial Termination Date:

________________ (Dependent on Agreement Term see Services Application)

Section 4 : Lease Terms to Tenant

Owner Contents: Owner Contents in Premises Itemized see Addendum B. N/A

Section 5(b) : . Acceptance of Appointment

Name/Address Owner: See Property Owner Application

Section 7(b) Agents Authority Repairs: The Agent will make every effort to inform the Owner when repairs for the Premises are required based on the estimated value of the repairs for a given maintenance occurrence. The estimated value of repair is an approximation and is not intended to represent responsibility on the part of the Agent to exactly predict a specific maintenance cost prior to delivery of service. Agent will during business hours and non-emergency occurrences inform Owner of repairs to the Premises up to $150 or the greater value of $____________, dollars per occurrence. In the event of an emergency or in the event of untimely response from the Owner, Agent will make the needed repairs and dispatch the needed vendor services based on the circumstances of the occurrence. The provisions within this agreement are not superseded as a result of Section 7 of this Addendum and are in full force as it relates to the Owners responsibility in compensating Agent for repairs and services provided for the Owners behalf. Upon request Oz will provide Owner with estimates for work to be done at the Owners property, Oz may charge for these estimates at a rate to be defined based on the scope of work to be preformed. In the event Owner does maintenance work personally or uses the Owners vendors, or uses persons whom the Owner directs Oz to use for purposes of managing the Owners property or to perform maintenance tasks at the Owners property, in any of these events, th e Owner accepts full responsibility for Workmans Compensation Insurance, Liability Insurance, for all licensing and permit requirements associated with the work, and payment and reporting of wages and or income to the parties receiving funds from the Owner. In addition Oz may charge inspection fees for the purposes of inspecting or confirming work performed by the Owner, Owners Vendors, or Owner directed persons. Owner desires Agent to call Owner First for all maintenance items. Section 8(a) Compensation of Agent the greater amount
Complete

Management Fee : The Management Fee, payable upon collection of rents, shall be
(Rate Dependent on Agreement Term refer to Services Application)

of : Fifty ($50) dollars, or: ___________ dollars, or _________ percent (GREATER OF THE TWO) but not to exceed $150 per month: of monthly gross rent (notwithstanding any deductions paid to any party, included Agent) which is received by Agent, Owner or any other party, which is related to the leasing of the Premises during the prior month. The Management Fee shall be pro-rated for any portions of the month that the Premises is leased. Section 8(b) Lease Fee: In addition to the Management Fee, the Lease Fee of : Three hundred seventy five ($375) dollars or Sixty percent (60%) of one months re-occurring gross Lease payment the (GREATER OF THE TWO) but not to exceed $1,000: shall be paid to Agent as compensation for its services of Leasing the Premises and due in full upon presenting a qualified Tenant meeting the Owners qualifications for tenancy and paid Agent upon execution of the lease by the Tenant, or the upon the Owner denying the Tenant that met the pre-defined qualifications of tenancy. Agent is also entitled to $5 per day advertising during the marketing of the property to commence upon the first day of marketing and to end upon the successfully executed Tenant Lease. If the Agent is allowed to market the property within the rent price guidelines established prior to marketing, the Advertising Fee will not exceed $150. Section 8(c) Re-Lease Fee: The Re-Lease Fee shall be a sum equal to Twenty Five percent (25%) of the gross monthly Lease payment paid Agent as compensation for its services to re-lease the Premises to an existing Tenant in Premises or in the event the Agent is unsuccessful in securing a renewed lease and the tenancy reverts to a month to month tenancy, the Agent is entitled to one months increase from previous reoccurring rent amount compared to the new reoccurring rent amount. Section 8(d) Section 8 or other Subsidy Rental Programs: In the event the Owner elects to accept a rent subsidy program as a means of securing rent for the prospective Tenant, the Agent is entitled to a fee of One Hundred and Fifty ($150) dollars to provide the extra services associated with the subsidy program. These services apply to new Tenants setup and do not include annual inspections. Inspections for the setup of a new Tenant that require more than two (2) inspections or other inspections such as annual inspections or other required inspections following the setup, will be billed at a Thirty five (35$) dollars per hour rate. New properties with existing tenants that have Section 8 or other Subsidy Rental Programs will be assessed a Thirty five (35$), per tenant setup fee with no more than One Hundred ($100) dollars charged for multi-family properties. The Fees for Rent Subsidy services could change from time to time. Section 8(e) Eviction Administration Services: In the event of an eviction, the Agent will be entitled to a fee of Four hundred and ninety five dollars ($495) payable prior to the commencement of the eviction; this fee includes the Agents administration of the eviction, court appearances by Agent, documentation to the court and lawyer, inspections of the premises, and legal expenses for a typical non-jury trial eviction. Jury Trails and or Tenant belongings set-outs are excluded from this service, with additional charges based on circumstances that will be assessed at time of these services being rendered. The Eviction Administration Fee could change from time to time. Section 10(c) Indemnification/Insurance Company / Agent __________________________________________________ / ________________________________ , __________________________________________________ / ________________________________ ,

Complete

Address / Fax

Owner to order Certificate of Additional-Insured from Insurance Company (SEE ATTACHED INSURANCE AUTHORIZATION) Tenant Deposits Amount$ ___________ Tenant Lease Tenant Application Tenant Rents Current Amount Due$ ____________

Tenant Move-In Inspection Current Lease Ends Date ____________

Page 6 of 8

Copyright 1992-2009 Oz Accommodations, Inc. All Rights Reserved. Document Revision 09/2009 1.1

ADDENDUM B
Initials

Initials: Owner ____ Agent ____ Date: _______________

The following represents Special Provisions as defined in Section 11 Special Provisions. Rarely Used Lease Provisions of Property Management WATERING OF LAWN WITH SPRINKLER SYSTEM OWNER will control lawn water system timing and TENANT is responsible for water costs. TENANT NOT RESPONSIBLE FOR LANDSCAPING The OWNER is responsible for care and maintenance to but not limited to Trees, shrubs, bushes, plants, flower beds, and other landscaping items. WATER SOFTNER AT THE PREMISES TENANT PAYS HOMES ASSOCIATIONS FEES TENANT is responsible to pay Homes Association Fees. OWNER will submit to TENANT payment statement, TENANT will tender payment and provide OWNER proof of payment. DO NOT USE FIREPLACE TENANT agrees to not use fireplace based on OWNER'S disclosure that it is unsafe for use. OWNERS LOCKER TO BE USED BY OWNER Part of basement has been enclosed and has no separate entrance for the use of the OWNER as a Storage Locker, containing his personal contents. This Locker is to remain locked and undisturbed and Tenant grants reasonable access to OWNER for access to items contained in the Locker with advance TENANT notice. The AGENT accepts NO RESPONSIBILTY FOR LOST OR DAMAGED OWNER POSSESSIONS within this provision. MAINTENANCE DEDUCTABLE $__________Tenant has ten days after move-in to inform the AGENT of any required maintenance that will be done and completed at OWNERS expense; Thereafter, any maintenance must be arranged by the AGENT, at the TENANTS expense up to $______ for each occurrence. TENANT will not be responsible for amounts exceeding $______ provided that the maintenance required was not the result of TENANT abuse. The TENANT will be billed by the AGENT, for the maintenance costs (up to$______), and this amount will be added the next months rent payment by TENANT. If the TENANT fails to make said payment, this amount is the same as uncollected rents and OWNER and or AGENT will be entitled to collect late fees and or any other course or action pursuable of unpaid rents. The OWNER will reimburse the Agent Twenty Five ($25) dollars in connection with the administration of each occurrence of this provision. PLASTER WALLS AT THE PREMISES Plaster walls in unit. Any hardware to be installed for hanging pictures or anything on walls must be installed by OWNERS vendor at TENANTS expense. TENANT will be responsible for the cost of removal of any hardware and wall repair at the end of tenancy. SEPTIC TANK AT THE PREMISES PROPANE GAS AT THE PREMISES In the case of a Propane Gas Tank at the Premises, the Owner must secure a third party measurement of the amount of Fuel in the tank, the amount and evidence by third party provided the Tenant, and Tenant will tender payment for that amount due at time of occupancy by Tenant to Owner. The Tenant is responsible for getting a similar third party measurement of the amount of Fuel in the tank, and the Owner agrees to tender payment for the remaining fuel as defined by the third party provider, to be paid at time of security deposit refund. The Agent will charge the Owner a Fifty $50 dollar administrative fee for this service. TENANT RESPONSIBLE TO MAINTAIN SPRINKLER SYSTEM TENANT is responsible for de-winterizing and winterizing the sprinkler system, any damage costs from that failure, will accrue to the TENANT. TENANT CHANGING FILTER Once a Month TENANT is required to change furnace filter once per month. OWNER to provide one year supply of furnace filters for TENANT. Any damages or repairs to the HVAC system that are a result of not changing the filter will be at the TENANT'S expense. CONTENTS OF PREMISES AS INDICATED IN ADDENDUM (A) Agent is not responsible for loss or damage of personal contents as defined in this Agreement. Washer Dryer Stove Refrigerator Microwave Oven Lawnmower De-Humidifier Window AC Unit Qty ____ Hot/Jacuzzi Tub TENANT IS RESPONSIBLE FOR MAINTENANCE TENANT IS RESPONSIBLE FOR MAINTENANCE
Complete

TENANT IS RESPONSIBLE FOR MAINTENANCE TENANT IS RESPONSIBLE FOR MAINTENANCE TENANT IS RESPONSIBLE FOR MAINTENANCE TENANT IS RESPONSIBLE FOR MAINTENANCE

TENANT IS RESPONSIBLE FOR MAINTENANCE Items left at the PREMISES are for the TENANTs optional use, and TENANT agrees to accept the use of these items at the TENANTs own risk holding the OWNER or his AGENT harmless from injury or liability. The TENANT is responsible for all repairs due to abnormal use, abuse or loss. If routine maintenance or repairs are needed it is at the OWNERS discretion to fix, repair, or replace. IF the owner declines maintenance, TENANT is responsible for replacement. If the TENANT declines the use of items left in the PREMISES, OWNER will store these items at the PREMISES. Special Issues of the Property: ____________________________________________________________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________________________________________________________
I HERE BY DO CERTIFY THAT I (WE) HAVE A WORKING CARBON MONOXIDE DETECTOR MOUNTED IN MY RESIDENCE AT THIS TIME, AND IT IS IN GOOD WORKING ORDER, OR AUTHORIZE THE INSTALLATION OF A NEW CARBON MONOXIDE DECTECTOR PRIOR TO TENANT MOVE-IN BY AGENT. I FURTHER UNDERSTAND THAT IN THE EVENT THAT THE CARBON MONOXIDE DETECTOR IS REPORTED AS NOT WORKING BY THE TENANT, I WILL PROVIDE REPLACEMENT OR REPAIR OF DEFECTIVE CARBON MONOXIDE DETECTOR AS QUICKLY AS POSSIBLE. I FURTHER CERTIFY THAT I (WE) HAVE HAD A FURNACE INSPECTION BY A QUALIFIED HEATING COOLING TECHNICIAN WITHIN THE LAST TWO YEARS OF THIS DOCUMENT DATE AND THAT ANY RECOMMENDED REPAIR HAS BEEN COMPLETED. I (WE) FURTHER UNDERSTAND THAT EVERY OTHER YEAR OF THE ANNIVERSARY DATE OF THIS AGREEMENT, THAT A FURNACE INSPECTION MAY BE PERFORMED BY A QUALIFIED HEATING COOLING TECHNCIAN, AND REPAIRS IF REQUIRED, WILL BE COMPLETED AS QUICKLY AS POSSIBLE. I HERE DO CERTIFY THAT I (WE) HAVE A WORKING SMOKE DETECTOR IN THE PREMISES AT THIS TIME, AND IT IS IN GOOD WORKING ORDER. I FURTHER UNDERSTAND THAT IN THE EVENT THAT THE SMOKE DETECTOR IS REPORTED AS NOT WORKING BY THE TENANT, I WILL OR AUTHORIZE AGENT TO PROVIDE REPLACEMENT OR REPAIR OF DEFECTIVE SMOKE DETECTOR AS QUICKLY AS POSSIBLE.

SEE Addendum C of Property Management Agreement of Fee Based Additional Programs : These may change from time to time

Page 7 of 8

Copyright 1992-2009 Oz Accommodations, Inc. All Rights Reserved. Document Revision 09/2009 1.1

Addendum C
Initials

Property Protection Program

Initials: Owner ____ Agent ____ Date: _______________

This exciting and cost effective program helps owners through the difficult financial consequences of an eviction. It is called Eviction Protection and Rent Guard. These programs become effective without any involvement from you and provide you protection against the cost of an eviction and one full months rent in the event an eviction occurs at your property. Our Property Protection Program is designed to improve the performance of your rental property and give you peace of mind from the ever increasing costs of evictions and the associated loss of rents. Eviction Protection
Complete

OPT OUT OF THIS PROGRAM

Eviction Protection provides rental property owners with peace of mind that in the event of an eviction, the costs associated with the eviction are covered. Covered costs include court costs, legal costs, filing fees, sheriff fees, mileage expenses, docume nt fees, and personnel time at court. These are completely covered by Oz Accommodations Eviction Protection Program. The only expenses not covered are Jury Trials (which occur rarely) and labor required to remove tenant po ssessions in the event of a set out. The monthly fee for this complete program is only $9 per month. With evictions costing over $500 this is an affordable alternative to the costs of an eviction. Rent Guard
Complete

OPT OUT OF THIS PROGRAM

In the event of an eviction, Oz Accommodations will reimburse the owner for lost rent for up to 30 days on the Basic Plan or 60 days on the Premium Plan. Coverage is from the date the rent isnt paid until we regain possession of the property or the limit s established in the plan you are on. RentGuard requires that Eviction Protection be in place. The cost of these programs are: Basic Premium 30 Days of Rent Payment 60 Days of Rent Payment 2 % of normal monthly rent 3.5% of normal monthly rent ENHANCE TO PREMIUM

Kansas properties would typically experience 30 day quicker eviction and property possession than Missouri properties. The Rent Guard Program credits the rent to the owners account at the commencement of the legal eviction process. The loss in rent is determined from the first day of rent not being paid until the date that possession of the property is turned over to Oz. Eviction Protection Program eviction legal expenses: $9.00 per month per unit managed. Except as provided herein, the Agent agrees to pay legal fees in connection with an Unlawful Detainer Action for all tenants placed in the property by the Agent. In the event a jury trial of an Unlawful Detainer Action is necessary, the Owner shall be responsible for all expenses incurred with the Unlawful Detainer Action. In the event an Unlawful Detainer Action is necessary within the first one hundred eighty (180) days of the Agreement, for a tenant in the Premises prior to the commencement of the Agreement, the Owner shall be responsible for all expenses incurred in connection with the Unlawful Detainer Action. Rent Guard Program (30 days lost rent): 2% of the scheduled gross rents. In the event of an eviction that is covered, and tenant vacates the premises, the Agent agrees to pay up to 30 days of lost rent, not received by the Owner from payment from any other source (i.e. tenant, security deposit, insurance company, etc.). Any security deposit held in behalf of the Owner will be applied first to property damages, secondly to rent and thirdly to fees owed to the Agent. In the event of a stipulated agreement that is the result of an Unlawful Detainer Action where a reduction in rent is negotiated, no payment for lost rents will be made. In the event the Owner is going to sell the property or rent it to or through someone other than the Agent and as a result of the intended sale or rental to another, the tenant is evicted, the Owner will not receive any payment for lost rents. 30 days lost rent services cannot be cumulative with 60 days lost rent services. (Eviction Defense is req uired for this program) Premium Rent Guard Program (60 days lost rent): 3.5% of the scheduled gross rents. In the event of an eviction that is c overed, and tenant vacates the premises, the Agent agrees to pay up to 60 days of lost rent, not received by the Owner from payment from any other source (i.e. tenant, security deposit, insurance company, etc.). Any security deposit held in behalf of the Owner will be applied first to property damages, secondly to rent and thirdly to fees owed to the Agent. In the event of a stipulated agreement that is the result of an Unlawful Detainer Action where a reduction in rent is negotiated, no payment for lost rents will be made. In the event the Owner is going to sell the property or rent it to or through someone other than the Agent, the Owner will not receive any payment for lost rents. 60 days lost rent services cannot be cumulative with 30 days lost rent services. (Eviction Defense is required for this program)

If Oz Accommodations cant lease your property within seven weeks of starting ; the leasing fees and advertising are FREE!
The RentQuick Performance Based Leasing Guarantee is proof positive of our commitment to this approach and your assurance that your property will receive the attention needed to achieve a successful tenancy. The Leasing Guarantee is provided to put additional management pressure on the marketing effort in order to provide the best possible result for our clients. The property will be marketed at the rental range and specials suggested by the Agent. The specifics of the rent ranges and specials will be provided the owner prior to the commencement of marketing. All tenants must meet the minimum acceptance scoring criteria of the property zip code to be accepted as a tenant for the specific owners property. It is critical that multiple potential tenants be attracted and screened for the property in order to select the best possible tenant. High quality tenants are the most significant purpose of marketing the property aggressively with price and specials in order to reduce poor outcomes. If the owner does not agree with the rental price ranges or specials recommended by the Guarantee criteria, the Leasing Guarantee is not available, and the cap for advertising is removed. If at any time during the property marketing the Owner instructs the Agent to not follow the marketing plan as previously provided the owner, the Guarantee is not valid. The property must be vacant and move in ready by Oz Accommodations accepted property move in standards. The seven-week duration starts upon final inspection of completed work as required to meet move in readiness, and the up-loading of pictures and information on the web. The marketing ends upon the signed lease by the tenant. In the past a few advertising exposures in the local newspaper and a sign were all it took to attract good tenants to your rental property. Today, we need to expand the scope of the advertising, broaden the marketing reach by extensive use of the internet as well as expanding the use of traditional approaches such as signage, flyers, and move-in marketing promotions. Research confirms that Quality Tenants (our first consideration) are using the Internet to a greater degree to find rental property. To match our marketing efforts to todays tenant we have updated our website and added many new functions, while populating as many as 35 different websites to drive tenant traffic to your listing. To further enhance your listing we are providing more pictures and information to satisfy questions for online users that want to self-serve themselves through the rental selection process. In addition to our proven marketing approach, pricing of the property is critical. Typically property will get the majority of the traffic within the first three weeks of the initial exposure. The listing must be complete, the property ready to show, vacant, and priced competitively. As part of the process, we evaluate the property rental range, by comparing the subject property with past rented properties nearby and by looking at the competition currently on the market in similar configuration and proximity. Our marketing approach espouses that to attract the best tenants (our first consideration) we must be competitively priced and offer value to bargain seekers. Potential tenants that are seeking value are the best payers, most concerned about the getting all of their security deposit back, (take better care of the property) and stay longer per tenancy because of the value they have with your property. Location, Condition, and Price are the factors that control the quality of tenant attracted to your property. Making sure that your listing offers superior value is critical in placing the best of the potential tenants seeking property while yours is being marketed. TheRentQuick managed marketing process encompasses a seven week marketing plan that changes the listing every week through changes in the headlines, specials and price. As the property is marketed and feedback from potential tenants reveals obstacles, adjustments to condition of the property and or marketing variables are made. Upon an interested party wishing to rent the subject property, he or she is invited to one of our two offices where we talk to the tenant and pre-screen the tenants ability to support the property and understand their specific needs and objectives. We secure the interested tenants picture ID, they sign a property viewing agreement, and we check out the key so the tenant may view the property with their family members. Tenants appreciate the freedom to explore the property without the presence of an agent. Closing results are improved and tenants love the experience. This approach is widely used around the country and is considered a best practice by progressive professional property managers. Some less knowledgeable have argued incorrectly that the property shown in this manner is at risk, however, quite the contrary is true, only legitimate tenants come to the office knowing the process requirements. By prescreening tenant and having a picture ID on file, actually affords more protection than people calling asking for a showing without the pre-screening and interview process. Nationwide this approach is reducing risk to property and agents thereby becoming the process of choice for the best rental results. Upon the return of the potential tenants viewing of the property , trained staff are able to help the potential tenant make an offer to rent the subject property. Incidents of tenants claiming that agents promised certain enhancements to the property or special terms are eliminated, with office negotiations resulting in higher closing percentages, happier tenants, shorter vacancies, and improved results. Vacancy, turnover costs, and poor tenants are the most expensive items of maintaining rental property, and must be controlled to have a successful outcome.

PERFORMANCE-BASED LEASING GUARANTEE RentQuick

Page 8 of 8

Copyright 1992-2009 Oz Accommodations, Inc. All Rights Reserved. Document Revision 09/2009 1.1

D-6

Pre-1978 Housing Rental and Lease Disclosure of Information Lead-Based Paint and/or Lead-Based Paint Hazards

Lead Warning Statement Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly. Lead exposure is especially harmful to young children and pregnant women. Before renting pre-1978 housing, lessors/owners must disclose the presence of known lead-based paint and/or lead-based paint hazards in the dwelling. Lessees/tenants must also receive a federally approved pamphlet on lead poisoning based paint hazards in the dwelling. Lessees must also receive a federally approved pamphlet on lead poisoning prevention. Lessors/Owners Disclosure (initial the applicable lines)
Initials

(a) Presence of lead-based paint and/or lead-based paint hazards (check one below): Known lead-based paint and/or lead-based paint hazards are present in the premises (explain) :

Lessor/owner has no knowledge of lead-based paint and/or lead-based paint hazards are present in the premises.
Initials

(b) Records and Reports available to the lessor/owner. (check one below): Lessor/owner has provided the lessee/tenant with all available records and reports pertaining to lead-based pain and/or lead-based paint hazards in the premises (list documents below) :

Lessor/owner has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the premises. Lessees Acknowledgment (Check the applicable box, then initial and date): (c) Lessee/tenant has received copies of all information listed above. (d) Lessee/tenant has received the pamphlet Protect Your Family From Lead in Your Home. Agents Acknowledgment (initial): (e) Licensee assisting Lessor has informed the Lessor/owner of the Lessors/owners obligations under 42 U.S.C. 4852 d and is aware of his/her responsibility to ensure compliance. _______________ (f) Licensee assisting Lessee has provided Lessee a copy of the Lead Based Paint Brochure form. Certification of Accuracy: The following parties have reviewed the information above and certify, to the best of their knowledge, that the information they have provided is true and accurate. D
A T E

Sign here

Lessor/Owner Agent

Date Date

Lessee/Tenant

Date

Form
D-7

W-9 Request for Taxpayer Identification Number and Certification

Complete

Name: Business name: Check appropriate box: Individual/Sole Proprietor Corporation Partnership Other explanation

Address (number, street, and apt or suite number)

City, State, and Zip code PART I Taxpayer Identification Enter your TIN in the appropriate box. For individuals, this is your social security number (SSN). For other entities, it is Your Employer Identification Number (EIN). PART II

Number (TIN)

Certification

Under penalties or perjury, I certify that: 1. The number shown on this form is my correct taxpayer identification number (or I am waiting for a number to be issued to me), and 2. I am not subject to backup withholding because (a) I am exempt from backup withholding, or (b) I have not been notified by the Internal Revenue Service (IRS) that I am subject to backup withholding as a result of a failure to report all interest or dividends, or (C) the IRS has notified me that I am no longer subject to backup withholding. Certification Instructions. You must cross out item 2 above IF you have been notified by the IRS that you are currently subject to backup withholding because you have failed to report all interest and dividends on your tax return. For real estate transactions, item 2 does not apply. For mortgage interest paid, acquisition or abandonment of secured property, cancellation of debt, contributions to an individual retirement arrangement (IRA, and generally, payments other than interest and dividends, you are not required to sign the Certification, but you must provide your correct TIN.
D A T E

Sign here

Signature

Date

D-8

Oz Accommodations, Inc.
Professional Performance-Based Property Management
7925 Bond, Lenexa, KS 66214 (Headquarters) 4012 S Lynn Ct, Ste A, Independence, MO 64055 (Admin) P: 913-894-8400 F: 913-894-8401 www.aplacelikehome.com www.oznewclient.com

Authorization Agreement For ACH Credits

If this information was included in the Owner Professional Services Application, then this form is not required.

Company Name : M&I BANK

I hereby authorize

M&I BANK

hereinafter called Company, to initiate credit entries to the account indicated below at the depository financial institution named below, hereinafter call Bank Depository, and to credit the same to such account. If necessary, authorizations given to initiate debit entries and adjustments for any credit entries in error to my Bank Depository, to credit and / or debit the same to such account as indicated below.

IMPORTANT : Please enclose a copy of a check on the account listed below

Bank Depository Name : Address :

Complete

City / State / Zip : Routing Number : Bank Account Number :

This authority is to remain in full force and effect until Company has received written notification from me of its termination in such time an in manner as to afford Company and Depository a reasonable opportunity to act on it.
Complete

Name (please print)

Sign here

Tax ID Number

Phone Number

Signed

Date

Copyright 1992-2009 Oz Accommodations, Inc. All Rights Reserved. Document Revision 09/2009 1.1

D-9

INSURANCE AUTHORIZATION PLEASE FORWARD THIS FORM TO YOUR INSURANCE CARRIER/AGENT AND THEN A CERTIFICATE OF ADDITIONALLY INSURED FORWARDED TO OZ ACCOMMODATIONS, INC. BY YOUR INSURANCE COMPANY. TO: Insurance Carrier/Agent To Whom It May Concern: Please be advised that Oz Accommodations, Inc is managing my property located at: ________________________________________________ ________________________________________________ Policy Number: ________________________________________________ I request that you ADD Oz Accommodations, Inc. as an additionally insured on this policy. Please send them a copy of the policy indicating this change immediately. IN ADDITION PLEASE REFLECT THE SELECTED ITEMS BELOW WITHIN YOUR RECORDS OPTIONAL Oz Accommodations, Inc. is authorized to submit and to negotiate insurance claims on my behalf.

OPTIONAL You are hereby authorized to direct all payment notices, cards, correspondence, questions and/or problems to Oz Accommodations, Inc. at 7925 Bond Lenexa, Kansas 66214 Ph: 913-894-8400 Fax: 913-894-8401

AGENT: PLEASE FAX CERTIFICATE OF ADDITIONAL INSURED TO OZ ACCOMMODATIONS @ 913-894-8401.

Sincerely, FROM:

____________________________________________ Policy Holder

________________________ Phone

________________________ Date

As the owner of the property it is critical that the insurance for the rental property be carried as a Landlord policy that does not insure the contents of the property but typically offers higher liability coverages that typically does not added additi onal cost. The listing of Oz Accommodations as an additional insured should not added cost to the policy. If your agent is not familiar with listing a property manager as an additional insured, please give the agent our contact information for clarification.

Copyright 1992-2009 Oz Accommodations, Inc. All Rights Reserved. Document Revision 09/2009 1.1

D-10

Oz Accommodations, Inc.
Professional Performance-Based Property Management
7925 Bond, Lenexa, KS 66214 (Headquarters) 4012 S Lynn Ct, Ste A, Independence, MO 64055 (Admin) P: 913-894-8400 F: 913-894-8401 www.aplacelikehome.com www.oznewclient.com
Standards of Readiness of the Property Prior to tenant move-in, the premises should meet a high standard of cleanliness and condition. Known issues of repair should be completed to avoid inconveniencing the new tenant. All personal items, furniture, and trash should be removed. The lawn should be maintained and garage door openers, keys and other pertinent information delivered to Oz Accommodations. The most important thing at move-in, is the tenants first impression of a clean and well maintained home, free of repairable defects. When the tenant receives a home in the above stated condition, we can expect and will insist on it being returned in similar condition. If the tenant receives the home with a poor standard of cleanliness and repair, disputes arise at move-out regarding responsibility for bringing the home up to the desired standard for the next tenant. Make-Ready Property Standards Roof & Exterior siding must be water tight, and not allow rain and weather to intrude into house and must be in presentable condition All windows and doors (interior & exterior doors) need to open and close (lock if exterior) and be weather-resistant when closed At least one window in each room of the house must have a screen All windows must have blinds in like-new condition All floor coverings (carpet, vinyl, tile, hardwood) must be clean and free of tears, trip hazards, etc. New or like -new condition is expected All walls, door frames, baseboards, etc. must be caulked, painted a neutral color in new or like-new condition. Wall paper is fine if its in like new condition All plumbing fixtures must work properly without leaks Tubs and showers must be functional with clean and intact caulking/grouting. They must also have a shower door or curtain /rod All electrical fixtures must work properly (light fixtures need all working bulbs) All electrical outlets and switch plates and HVAC registers should be like-new All interior doors need door stops Closet rods and shelves in all closets Smoke alarms in each bedroom and each floor, and CO detectors in hall must be present and in working order All mechanical components must be in working order (water heater, HVAC) Existing appliances need to be clean and in working order (stove, fridge, dishwasher and any other appliances left for the use of the tenant) All cabinet doors and drawers must open and close property, have knobs or pulls, and be in good condition All debris must be removed from the interior and exterior of the property (including sheds, yards, basements, garages, and attics) During the summer, the lawns need to be mowed during the winter, the house needs to be winterized and the thermostat set to 60 degrees All trees and bushes need to be trimmed back off the house and other landscaping at property trimmed neatly Gutters should flow properly General housekeeping must be done, including; mop and vacuum floors, clean sink tops, clean toilets and showers/tubs, clean windows & sills (inside) ALL UTILITIES MUST BE ON FOR PURPOSES OF TESTING SYSTEMS Expected Cleaning Procedure Checklist Prior to Tenant move-in and at Tenant move-out, the premises will be inspected for the items below. If after move-out, the below items require service, the Tenants security deposit will be debited based on the service required. Prior to Tenant move-in (first tenant of the rental property) the Owner is expected to bring the property to these standards. Remove all personal belongings Remove all trash Remove all food Remove all yard waste Make sure yard is in good order Return all keys of the premises to Oz Accommodations Replace missing or burned out light bulbs Replace or repair damaged screens of windows or doors Replace missing or dead batteries Remove all hanging devices for pictures or wall hangings Report any damage or repair of the premises to Oz Make sure all interior elements of premises are clean Clean baseboards where needed Clean light fixtures where needed Clean stove, oven, racks, stove top, drip pans, range hood, clean hood filter, clean behind stove Clean dishwasher; interior and exterior Clean all miscellaneous appliances; interior and exterior Clean refrigerator; interior and exterior, clean behind Clean ALL cabinets; drawers, interior and exterior Clean sliding glass doors and track, interior and exterior Clean interior of all windows Clean all mirror surfaces Clean all tubs, showers, stools, sinks Clean all floors Clean professionally by approved vendor carpeted surfaces Clean blades on ceiling fans Clean fireplaces and remove all ashes Clean and sweep garage and basement Clean window blinds Clean out cobwebs Clean inside and outside of washer and dryer

D-11
SELLER/LANDLORD: BUYER/TENANT: PROPERTY:

AGENCY DISCLOSURE ADDENDUM MISSOURI ONLY

__________________________________________________________ __________________________________________________________ __________________________________________________________

Complete

THE FOLLOWING DISCLOSURE IS MADE IN COMPLIANCE WITH MISSOURI AND KANSAS REAL ESTATE LAWS AND RULES AND REGULARTIONS. APPLICABLE SECTIONS BELOW MUST BE CHECKED & COMPLETED FOR BOTH SELLER/LANDLORD & BUYER/TENANT. Seller/Landlord and Buyer/Tenant acknowledge that the real estate licensee involved in this transaction may be acting as agents of the seller/landlord, agents of the Buyer/Tenant, Transaction Brokers or Disclosed Dual Agents (Available only in Missouri). Licensee acting as an agent of the Seller/Landlord have a duty to represent the Sellers/Landlords interest and will not be the agent of the Buyer/Tenant. Information given by the Buyer/Tenant to a Licensee acting as an agent of the Seller/Landlord will be disclosed to the Seller/Landlord. Licensees acting as an agent of the Buyer/Tenant have a duty to represent the Buyers/Tenants interest and will not be an agent of the Seller/Landlord. Informa tion given by the Seller/Landlord to a Licensee acting as an agent of the Buyer/Tenant will be disclosed to the Buyer/Tenant. Licensees acting in the capacity of a transaction Broker are not agents for either party and do not advocate the interest of either party. Licensees acting as Disclosed Dual Agents (available in Missouri only) are acting as agents for both the Seller/Landlord and the Buyer/Tenant, and when acting as a Disclosed Dual Agent, a separate Dual Agency Disclosure Addendum is required. SELLER/LANDLORD AND BUYER/TENANT HEREBY ACKKNOWLEDGE THAT THE REAL ESTATE BROKERAGE RELATIONSHIPS BROCHURE HAS BEEN FURNISHED TO THEM, AND THAT THE BROKERAGE RELATIONSHIPS WERE DISCLOSED TO THEM OR THEIR RESPECTIVE AGENTS AND/OR TRANSACTION BROKERS NO LATER THAN THE FIRST SHOWING, UPON FIRST CONTACT, OR IMMEDIATELY UPON THE OCCURRENCE OF ANY CHANGE TO THAT RELATIONSHIP. SELLER/LANDLORD AND BUYER/TENANT CONFIRMATION OF BROKERAGE AGENCY RELEATIONSHIPS: A. Licensee assisting SELLER is functioning as:

X
_ _ _ _ _ _

SELLERS/LANDLORDS AGENT.

Designated Sellers/Landlords Agent (In Kansas, Supervising Broker acts as a Transaction Broker) Transaction Broker and Seller/Landlord agrees, if applicable, to sign a transaction Broker Agreement. Seller/Landlord is not being represented. Disclosed Dual Agent, and SELLER/LANDLORD agree, if applicable, to sign a Disclosed Dual Agency Agreement. (MISSOURI ONLY) BUYERS/TENANTS Agent Designated BUYERS/TENANTS Agent (In Kansas, Supervising Broker as a Transaction Broker) SELLER/LANDLORD is not being represented.

B. Licensee assisting BUYER is functioning as: _ Buyers/Tenants Agent _ Designated BUYERS/TENANTS Agent (In Kansas, Supervising Broker acts as a Transaction Broker) _ Transaction Broker and BUYER/TENANT agrees, if applicable, to sign a transaction Broker Agreement. Buyer/Tenant is not being represented. _ Disclosed Dual Agent, and BUYER/TENANT agree, if applicable, to sign a Disclosed Dual Agency Agreement. (MISSOURI ONLY) _ Sellers/Landlords Agent _ Designated Sellers/Landlords Agent in Buyers/Tenants Purchase of the Property (In Kansas, Supervising Broker acts as a Transaction Broker) _ Subagent

BUYER/TENANT IS NOT BEING REPRESENTED.

SOURCE OF COMPENSATION: Brokerage fees, to include but not limited to broker commissions and other fees shall be paid by X Seller/Landlord _ Buyer unless otherwise described in the terms of the respective agency agreements or other Seller/Buyer agreements. Seller/Landlord and Buyer/Tenant understand and agree that Brokers may be compensated by more than one party in the transaction. CAREFULLY READ THE TERMS HEREOF BEFORE SIGNING. WHEN SIGNED BY ALL PARTIES, THIS DOCUMENT BECOMES PART OF A LEGALLY BINDING CONTRACT. IF NOT UNDERSTOOD, CONSULT AN ATTORNEY BEFORE SIGNING. Licensees also hereby certify that they are licensed to sell real estate in the state in which the Property is located. _________________________________________________ SELLER/LANDLORD
Sign here

________________ DATE ________________ DATE ________________ DATE

_________________________________________________ BUYER/TENANT _________________________________________________ BUYER/TENANT _________________________________________________ LICENSEE ASSISTING BUYER/TENANT

________________ DATE ________________ DATE ________________ DATE

_________________________________________________ SELLER/LANDLORD _________________________________________________ LICENSEE ASSISTING SELLER/LANDLORD

Approved by Legal Counsel of the Kansa City Regional Association of REALTORS for the exclusive use by it REALTOR members. No warranty is made or implied as to the legal validity or adequacy of this Contract, or that it complies in every respect with the law or that its use is appropriate for all situations. Local law, customs and practices, and differing circumstances in each transaction may dictate that amendments to this Contract be made. Copyright January 2009. Last Revised 10/07. All previous versions of this document may no longer be valid. Agency Disclosure Form 2009

Other Agency Relationships

Missouri law does not prohibit written agency agreements which provide for duties exceeding that of a limited agent described in this pamphlet.

MISSOURI BROKER DISCLOSURE FORM

This brokerage authorizes the following relationships: Sellers Limited Agent Landlords Limited Agent Buyers Limited Agent Tenants Limited Agent Sub-Agent Disclosed Dual Agent Designated Agent Transaction Broker Other Agency Relationship

This disclosure is to enable you, a prospective buyer, seller, tenant or landlord of real estate, to make an informed choice BEFORE working with a real estate licensee. Missouri law allows licensees to work for the interest of one or both of the parties to the transaction. The law also allows the licensee to work in a neutral position. How the licensee works depends on the type of brokerage service agreements involved. Since the sale or lease of real estate can involve several licensees, it is important that you understand what options are available to you regarding representation and to understand the relationships among the parties to any transaction in which you are involved. Missouri laws require that if you want representation, you must enter into a written agreement. This may or may not require you to pay a commission. You do not need to enter into a written agreement with a transaction broker unless you intend to compensate this licensee. These agreements vary and you may also want to consider an exclusive or nonexclusive type of relationship. If you choose not to be represented by an agent, the licensee working with you may be working for the other party to the transaction.
Prescribed by the Missouri Real Estate Commission as of January, 2005

Broker or Entity Name and Address

Oz Accommodations, Inc. 7925 Bond Lenexa, KS 66214

CHOICES AVAILABLE TO YOU IN MISSOURI

Sellers or Landlords Limited Agent
Duty to perform the terms of the written agreement made with the seller or landlord, to exercise reasonable skill and care for the seller or landlord, and to promote the interests of the seller or landlord with the utmost good faith, loyalty and fidelity in the sale, lease, or management of property. Information given by the buyer/tenant to a licensee acting as a Sellers or Landlords Limited Agent will be disclosed to the seller/landlord.

Designated Agent
Acts as your specific agent, whether you are a buyer or tenant, or seller or landlord. When the broker makes this appointment, the other real estate licensees in the company do not represent you. There are two exceptions with both resulting in dual agency: 1. The agent representing you as a buyer or tenant is also the agent who listed the property you may want to buy or lease. 2. The supervising broker of two designated agents becomes involved in the transaction.

Buyers or Tenants Limited Agent

Duty to perform the terms of the written agreement made with the buyer or tenant, to exercise reasonable skill and care for the buyer or tenant and to promote the interests of the buyer or tenant with the utmost good faith, loyalty and fidelity in the purchase or lease of property. Information given by the seller/landlord to a licensee acting as a Buyers or Tenants Limited Agent will be disclosed to the buyer/tenant.

Transaction Broker
Does not represent either party, therefore, does not advocate the interest of either party. A transaction broker is responsible for performing the following: i Protect the confidences of both parties i Exercise reasonable skill and care i Present all written offers in a timely manner i Keep the parties fully informed i Account for all money and property received i Assist the parties in complying with the terms and conditions of the contract i Disclose to each party of the transaction any adverse material facts known by the licensee i Suggest that the parties obtain expert advice. A transaction broker shall not disclose: i Buyer/Tenant will pay more than the purchase or lease price i Seller/Landlord will accept less than the asking or lease price i Motivating factors of the parties i Seller/Buyer will accept financing terms other than those offered. A transaction broker has no duty to: i conduct an independent inspection of, or discover any defects in, the property for the benefit of either party i conduct an independent investigation of the buyers financial condition.

Sub-Agent (Agent of the Agent)

Owes the same obligations and responsibilites as the Sellers or Landlords Limited Agent, or Buyers or Tenants Limited Agent.

Disclosed Dual Agent

With the written consent of all parties, represents both the seller and the buyer or the landlord and the tenant. A Disclosed Dual Agent may disclose any information to either party that the licensee gains that is material to the transaction. A dual agent may not disclose information that is considered confidential, such as: i Buyer/Tenant will pay more than the purchase price or lease rate i Seller/Landlord will accept less than the asking price or lease rate i Either party will agree to financing terms other than those offered i Motivating factors for any person buying, selling or leasing the property i Terms of any prior offers or counter offers made by any party.

Oz Accommodations, Inc.
Professional Performance-Based Property Management
7925 Bond, Lenexa, KS 66214 (Headquarters) 4012 S Lynn Ct, Ste A, Independence, MO 64055 (Admin) P: 913-894-8400 F: 913-894-8401 www.aplacelikehome.com www.oznewclient.com

OWNER TO DO LIST
Send Oz Accommodation signed direct deposit form and voided cancel check at 7925 Bond, Lenexa KS 66214. Contact Property Insurance Carrier, and have Oz Listed as additional insured with Insurance Authorization Form. Get Keys to Property To Oz Accommodations at 7925 Bond, Lenexa KS 66214 It is imperative that we receive keys for the property. If we do not receive keys within three days we will take steps to create keys by changing locks with an approximate cost of $50 per lock. Send Oz Accommodation missing information from contract or property information. ___________________________________________________________________________________ ___________________________________________________________________________________ ___________________________________________________________________________________ Send Oz Accommodations, Homes Association Rules and Regulations Notify Real Estate Agent or Oz Accommodations starting rental marketing Arrange for removal of personal belongings from property Install CO Detector at the property Arrange the following items: ___________________________________________________________________________________ ___________________________________________________________________________________ ___________________________________________________________________________________ ___________________________________________________________________________________ ___________________________________________________________________________________ ___________________________________________________________________________________

Copyright 1992-2009 Oz Accommodations, Inc. All Rights Reserved. Document Revision 09/2009 1.1