One of the tenant’s lease expires on 10/24/24 in less than a week.

Terminate the lease, clean the place up, and find a new renter. 

I'm most concerned about vacancy due to the higher price point of furnished and if it may be a better idea to lease unfurnished/ long term. 

Material Participation in a Real Estate Trade or Business.This is pretty straightforward but you must materially participate in a real property trade or business, such as development, redevelopment, construction, reconstruction, acquisition, conversion, rental, operation, management, leasing, or brokerage.2.

You mention using a NNN commercial lease instead of a residential lease.

I'm interested in renting out rooms and would like to know what provisions are people including in there leases to protect themselves and their tenants.

For the management portion of collecting rents, posting notices, or getting units leased - this same owner had his son/partner do that portion. 

Just to clarify, you are wanting to sell your position on the lease? 

Can you do a lease with sales option?  

Right now it's $1560 and I just got new leases signed for $1,550 which is what I thought the site said last time I looked but I must have read wrong.