When I used to be a tenant, my landlord had it in the lease that at the end of the lease for move out, the tenant has to hire a professional to clean the gutter, clean the fireplace, clean the carpet, etc.

We only found out that early in the lease because of several maintenance issues shortly after the tenant moved in and we have had to go back and forth with the owner for monies to pay certain invoices.

Does the lease not limit your payment on the utility? 

Lease purchase option for 10-15 years?

Your best bet is to ensure that there are no material modifications that would in any way harm or even moderately delay the ability to rent it out and qualify as a normal SFR (one lease, one family) or sell on the market to an owner-occupant

And, due to the arid environment, property upkeep generally remains minimal, saving on both time and costs compared to areas with high weather impact.Moreover, the mid-term rental (MTR) market in Las Vegas presents a significant financial upside, often doubling the rental income compared to standard long-term leasing.

Comparing two deals - with almost same price point #1. no rent increases but Percentage rent lease - There is a base rent ( ~65% of NOI)  and the rest is percentage of their gross sales in last 12 months#2. 10% rent increase every 5 yearsAs a newbie option #2 seems preferable /safer to me, and #1 may be slightly riskier.

However I'm in my current lease until May and I like my current living situation with my two roommates.

Send each tenant a letter letting them know you need them to sign a new lease that will contain a rent increase schedule.  

I have a lease addendum that are house rules, specific to the property.