(A) For an accessory dwelling unit described in subparagraph (A) of paragraph (1) of subdivision (e), a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit was constructed with a new single-family dwelling. home."

I specialize in this area.

Any special language in the rental agreemnt that I need to include to govern use of common areas, tenant conflicts, etc?

Establishing relationships with local real estate agents who specialize in investment properties can be incredibly beneficial.

Is it ok to use this lease or is there a special lease out there for leasing residential properties to a business?

Research or get referrals for RE brokers or wholesalers you specialize in off market deals and develop a relationship with them. 

We're a direct lender specializing in bridge, fix and flip, ground up construction and DSCR .

What @Jay Hinrichs is saying is that if you go before a judge, and you show that these leases were signed for significantly under market value and signed just a few days before closing, there is a good chance the judge will side with you because it is an obvious attempt to pay less rent and take advantage of the new owner.I think your next move should be to contact an attorney in your area who specializes in landlord tenant laws in NJ, and see what they recommend. 

But it becomes a much less attractive investment to an outsider when you know you could be facing future special assessments like that.  

I specialize in single and multi family investment properties.