Representing buyers or sellers, renting or leasing, auctioning real estate all require a license.  

You should use the same lease agreement.

I have a high end single family home that I is for long term leases (monthly rent is $6k). 

For example, are they on year 13 of the 15 year lease? 

My list includes - last 2 years employment history and current employment [2 paystubs], criminal checks, eviction checks, No Pets, No smoking, tenant pays utilities, maintains landscape, no subleasing, bring own washer & dryer, 1 month security deposit and transfer of utilities before moving in, rental insurance, all occupants will be on lease, notice period of 2 months for termination, tenant references, No cosigners, no painting walls, late fee notice, any hoa fines should be paid by tenant, inspection of property at 3, 9 and 12 months.Please let me know if I am missing anything.3.

I found a tenant who signed one year lease contract.

Not an attorney or CPA so cannot help on those items.

Rent collected way under fees paid lease, extra utility charges to me, management fees, taxes, insurance,  do not even come close. 

Hey,There are a few items to consider, first have you made a grouping election for all of your real estate activities as a real estate professional?

Currently, asking some of my close friends to help sign a lease agreement with me.