Here in Metro Atlanta, tenants expect to pay for those expenses directly, so we as landlords do not cover them.The one exception I can think of would be condos, where the monthly fee includes water and sewer, but we don't lease condos (for that reason and a whole bunch of others).

@Jordan Moorhead  my home is not a 6 mil home its nice but its not on the lake.. but for someone working downtown  I am only 5 minutes to I 5  which is nice. and I am on a private street only 3 homes including me and walk to 1 through 8.. which families like.. but not a lot of families here because of price point.I know I could get 5 to 6k a month for it.. for sure.. just wondering how the nightly stuff would fair out 800 a night at 50% occ I s12k a month that's pretty good money.. 

If so your SOW should include all of those repairs. 

And that some will disagree with as well."1% rule" = monthly rent should be at least 1% of acquisition costs; for some, acquisition costs include all purchase related costs PLUS any repairs / improvements needed immediately upon purchase."2% rule" = monthly rent should be at least 2% of acquisition costs; this rule applies more so for lower rent amounts, roughly $500 (and lower), and can be difficult to meet this rule at higher rent amounts.

We didn't have a final walk-through because he left town (he won't be moving across the street for a few weeks).In addition to leaving a big ugly mess (including rocks and turtle crap in the bathtub, which i mention only because it's original) and leaving behind huge furniture in this third-floor apartment, there are two much bigger deals:1) I believe he has sabotaged the plumbing.

You did not Include Property Management. 

I have many other interests so I don't focus on the handyman work as much as some people might think I should, and my lifestyle and bills are all geared towards low income, including living in a 1 bedroom home with low bills and taxes, and driving older cars.

Are there any restrictions there on what you want to do including any city, state, or federal laws. 

There is essentially two types of investor to be included in the partnership: 1) member with very little assets to protect with a substantial amount of savings in retirement accounts, and 2) member with retirement accounts but also a substantial amount of money in a regular investment account.My questions are: 1) How does the Louisiana laws protect retirement assets and personal home in case of litigation? 

2) Where can I find lease agreement forms, and what things should all be included in it?