I am looking to include regulations for a duplex about parking and property maintenance either in the leasing contract  or as an addendum to the contract. 

We inherit portfolios frequently that have situations similar in that the tenants do not have leases and they also may not want to pay rent. 

On a per unit basis its easier to explain... if you can tie the individual apartment unit remodels to expiring leases then you may have a path to reducing your mortgage (by increasing your rental income).

I made a lease option offer to a homeowner and he declined because he assumed at the end of the lease option contract (2/3 years) his house value could drop and the new buyer could only  get a loan for the new appraisal.

HOA includes water, insurance and maintenance.i have interested tenants ready for a 3 year lease lock in.The rent in the area is up to 2100-2200the seller is asking for 299000, i plan on offering 225k; i did the analysis on the basis that the property may be worth the seller's asking price. 

3. is there 1 link with files on here such as phone scripts, lease option contracts, PA contracts etc?

The home already has a great tenant there that has a lease until May 2019.

Get your own appraisal on the property to make sure your are at the market with your numbers.One more: you could do a nice lease with option. 

First property is currently under contract. 2nd property's lease will end in May and we will then get it ready for sale.

Idea...Have mom list her home, sell it, put the proceeds in the bank in a joint account with you on account.The wait a few months, then purchase another property as an Investment Property with 20% down.Move mom into it, remove yourself from her account, then do a Lease Purchase, (record the lease) structuring it with you giving a credit to pay closing costs and after 12 months of having her making payments to you,  have her refi into her name.