A contract can be made on the back of a napkin if both people agree, but you'll want safeguards in place to protect your earnest money and liability so a state form, realtor form, or custom contract would be better.

The tenants are responsible to keep the unit in a sanitary and clean condition, go in with the pest guy and take photos of the current mess..

Resident agrees not to place into any drain lines of the Premises any non-approved substances, such as cooking grease, sanitary napkins, diapers, children’s toys or other similar object that may cause a stoppage.

Actually, the more I think about it, CA landlords might want to start including a clause that says just that - the landlord is not liable for PG&E outages.I found the following from this website: https://www.stimmel-law.com/en/articles/landlord-obligations-habitable-premises-basic-california-lawThe Statute:In terms of residential leases, in order for a landlord to be allowed to place rental units on the market, the landlord must first ensure that all of the following conditions which make the building ‘fit for human occupancy’ are met: [Civil Code Secs. 1929, 1941]Effective waterproofing and weather protection of roof and exterior wallsWell-maintained plumbing and gas facilities compliant with law in effect at the time of installationWater supply compliant with applicable law that is capable of producing hot and cold running waterWell-maintained heating facilities compliant with applicable law at the time of installationWell-maintained electrical lighting compliant with applicable law at the time of installationBuilding, grounds, and appurtenances kept sanitary and free from debris and vermin at the time of rent or leaseSufficient number of receptacles for garbageWell-maintained floors, stairways, and railingsLocks conforming to code [CA Civil Code Sec. 1941.3]Dead bolt lock on each main swinging entry doorWindow security or locking devices for windows capable of being opened

Just be yourself and explain to the college kids that they cannot flush sanitary napkins down the toilet or it will cause the toilet to be clogged.

Here are a few of the Massachusetts laws, rules, and regulations, and a few Federal ones your property manager should be aware of, and understand to avoid possible problems between tenants, municipalities, and lawyers (not that they are bad people at all):Tenant/Landlord Law MGL 186 ss15B; 93a; 139 ss19Housing Discrimination Law: Title VIII of Civil Rights Amendment of 1968Information Protection Act: 201 CMR 17.00 & 93HState Sanitary Code 780 CMRState Building Code 105 CMR 410International Building Code (IBC)International Energy Code (IBC energy Code)American Disabilities ActGood starting points:Offense: https://www.mass.gov/info-details/massachusetts-law-about-landlord-and-tenantDefense: https://www.mass.gov/guides/the-attorney-generals-guide-to-landlord-and-tenant-rightsSome light reading to keep you out of court rooms...ENJOY!!!

Couple thoughts from one newb to another...1) Even if you're not ready to buy, keep crunching numbers and running deals in your head, on cocktail napkins, in spreadsheets & wherever else you can.

It is expensive for sure, but it's the easiest to clean and most sanitary, and lasts for a very long time. 

We used a BiggerPockets lease agreement, which contains the following under Use of Premise: Tenant agrees to limit use of the Premises to those uses consistent with the Premises’ clean, safe, sanitary, and habitable condition.

In Michigan, the following lease clause is legal:"The rent stated in Section X may be increased by Landlord upon 30 days advance written notice to Tenant under any one of the following circumstances: Increases in property taxes, charges for electricity, heating fuel, water or sanitary sewer services consumed at the property, or; increases in premiums paid for liability, fire or workman's compensation insurance."