I have some thoughts to your question:1) Maintenance service plans (requires agreement with preferred vendor, or if you have maintenance staff, through your company)2) Landlord liability insurance through third-party insurance providers (note: this is in addition to a Dwelling Policy, which the owner should already have)3) Lawn maintenance service programs (requires agreement with a vendor for agreed-upon pricing, or if you have lawn staff to provide this service, through your company)4) Fee in lieu of security deposit (requires agreement with insurance company that provides this service)5) Increased inspection options (e.g.

They haven't paid in almost 2 months, they never had a lease agreement they just came to visit and never left.

My questions are:How do we legally set our agreement and protect our business? 

We recommend purchasing the most updated lease agreements from https://eforms.com/rental/ or looking on your local realtor's or lawyer bar association's website for these forms.

The hold harmless agreement is another animal in itself.

However, since I put all the money down, we would also come up with an agreement that I own the three rented units and she owns the unit she lives in.

Please let me know if this is not the case.If you do a joint venture with another investor, the agreement can include anything you both agree on.

As an alternative, I am requesting contractors to sign hold harmless and release of liability agreements.

As an alternative, I am requesting contractors to sign hold harmless and release of liability agreements.  

We put tighter controls in our operating agreements for smaller sponsors, but we're excited about working with all types of professional, smart real estate entrepreneurs.