What kind of rental agreement/lease agreement would you use?

[Brett Modeer]

Hi there!  My girlfriend recently purchased her first home; a single family home with two permitted bonus rooms; one is directly below the house and another is built above the garage.  Each space is approximately 300 sq ft and are single rooms with a 3/4 bath.

We tested the response and it would be no problem getting tenants/room mates in the spaces at about $1,500 each.  We were going to install a bar sink and kitchenette (no stove) so we are not sure if that would be illegal and her fear is that a neighbor would report her to the city.

My girlfriend wants to do everything legally but the application process, permitting and construction would take up to 6 months (so no rent) and cost upwards of $40K.

She's going to be living in the main house; can she just rent out the spaces as if they're her room mates?  Would she have to provide a kitchen or use of her kitchen to the tenants?

Other options we've considered; renting out the main house instead of her occupying it immediately, doing air bnb for the studios.

Any advice would be appreciated.