I have a rental property I put on the market for rent, do you guys have or know where to get a yearly lease agreement I can use in Phoenix, AZ? 

Only two things matter:  the lease and your state law on termination of lease without notice. 

I'm working on my first rental and trying to understand the best practices for how to use the template leases I can find.

On the lease, he'll pay me $100/m over my HELOC payment and all other expenses, including the refi cost, inspections, title work, etc... 

I suggest your next lease have such a clause and that you make sure you can find the lease (but i have also somehow lost a lease recently).For where you are now, without a signed copy of lease i believe your options are limited.  

However I just realized there was a mistake in one of the tenants' lease! 

Hey all - Stumbled into a new SFR net lease strategy after purchasing my first self-managed SFR in South Florida.

Interesting idea, but I suspect that would create more problems than it is worth.Most of the leverage you have with a NNN lease is that you are working with a company, presumably one that makes money. 

Whenever I hear anyone talk about managing occupancy, there is always a heavy focus on leasing.

And if you want to release her from the lease I’d just do it.