Also bonus question I am considering adding an amendment for future leases stating any repairs after move in the first $100 the tenant is responsible for repairs; makes sense to me they are after all the ones living in the home and responsible for wear and tear and it should deter from ridiculous fixes like several of the one's I mentioned earlier.

@Karen Higgins I also use the MN Bar Lease with some custom amendments. 

Simple amend the purchase and sales agreement to  include a statement saying something to the affect that purchase price will not be recorded with the MLS and fees to be paid by the buyer. 

Servicers may amend the terms of the SSA in accordance with investor requirements. - Talk about a sentence that opens the flood gates for lenders to do what they please!

A delayed effective date will give states time to address HUD’s comments and amend laws, if necessary.

IRS Form 1065 (Partnership Tax Return) was amended in 2008 and the tax return essentially asks if you have done either a swap and drop or drop and swap during the last two tax years.

Here come those 2nd amendment guys to hunt me now....)

All three can be fine, as long as you edit/amend them as necessary to fit your needs.I would not pay a retainer fee, especially when just starting out.Hope that helps!

In general, I find it easier to use amendments to renew/extend commercial leases.

"If you pay back part of any CARES Act distribution within 3 years and a day of the date of the distribution, this will reduce your tax liability such that taxes previously paid are greater than your ultimate tax liability, you can go back and amend your prior tax return(s) to obtain a refund.