Hey @Robert Love - welcome to the community!
Here are my quick pieces of advice:
1) I typically start outwith a month-to-month lease with the expectation of a longer-term lease. I consider this a trial period that will allow both parties to exit the agreement if it isn't a good fit. I don't take in tenants that are strictly looking for 2-3 month leases unless its a really slow part of the year. This is reduces the overall turnover and headache of finding new roommates at random times of the year, especially during winter months when not a lot of people are looking to move.
2) There are a lot of sites out there specific to rent by the room. I use Roomies.com, SpareRoomUSA, Craigslist, Facebook Marketplace.
3) This is where your screening process will be very important. Make sure to fully screen tenants and set up a video call before even taking the time to show the property. You should be able to get a good feel for the person from that initial call. Ask them about their daily routine and try to line up your roommates based on personalities and daily schedules. For my current house hack, we are all similar in age (26-33), work similar hours, and have matching personalities. This just minimizes possible headaches. For example having one roommate who works night shifts while other roommates work typical 9-5 could cause some big headaches as one roommate will be trying to sleep while others are going about their daily business.
4) If you follow the advice from #3 above, house rules should be a pretty basic part of the agreement. If you are locking in roommates with similar schedules and personalities then you shouldn't have to go to crazy on house rules. In general though some basic rules should include: parking, general quiet hours, having guests/partners over, who's responsible for lawn care/general upkeep etc.
5) This one is also pretty simple. You might want to consider putting together a weekly cleaning schedule for common areas. This is something you can feel out as you go but I've found that having respectful and considerate roommates in general reduces problems with common areas. The biggest issues come up when you have one roommate who is constantly taking up common areas so once again, something to feel out during your screening process.
6) Having a cleaning company come out once a month or every few months can be a great perk for rent by the room tenants. This can also help you minimize the headaches of organizing tenants to clean while also keeping your property in top notch shape. Fridge space is huge so plan on allowing people to have mini-fridges and/or a second fridge.
7) Clear communication is the key here. Being upfront about all expectations before signing any lease will really help you out in the long run. When you find good tenants that fit well, take care of your property, and pay on time every month, do everything in your power to keep those tenants!
