I think you could use an ordinary lease with a little tweaking, then add a list of roommate rules as an addendum. 

Unfortunately, a common myth for rental real estate is the ability to offset ordinary income with the passive losses generated from a crummy rental.

Once the Tenant is in, they may be harder to get out than an ordinary renter.

Whatever your net profit is going to be taxed as short term gains, which I believe is the same as ordinary income....or at least it is close to ordinary income.

On average, you can expect to spend 10% of the rent just on ordinary maintenance, which means you will be $50 in the negative each month.

While numbers look good on paper after paying ordinary income on the interest and principal returned that does not get invested a 7% loan will net you 2-3% yield at end of day.

And truck in boulders.We won't truly start to sell in earnest until November of next year, so we pay capital gains and not ordinary income taxes.Teak Plantation in Belize:Things are going great now, since our Belizean Contractor is living onsite and is also our partner. 

Even if you don't 1031 if you hold the properties longer than a year you'll be paying capital gains rather than ordinary income tax.There's no statutory holding period but most folks feel comfortable with anything more than a year. 

All in the ordinary course of business, it is...Best.

Given you already have started to build out a portfolio, you should also talk to your accountant about qualifying for real estate professional status to write off losses against ordinary income - https://financialresidency.com/real-estate-professional-irs/.