This particular studio has it's own private entrance, bathroom & kitchenette.My question is: what kind of lease agreement do I use?

We needed a home that could be easily decided into two units and which had separate entrances.

I had to split wood for two days and shoot a few stray cats just to earn enough money to afford the entrance fee for the homecoming dance. 

upper and lower have its personal entrance. the upper level having a read deck that's like 12x12 1 story up. 

upper and lower have its personal entrance. the upper level having a read deck that's like 12x12 1 story up.

In general, Condos communities always have a defined entrance and a fancy name ie "Woodland Hills" "Arbor Breeze" "Applefart Winds" etc. 

Maybe there's a basement with an exterior entrance that you don't mind renting out?

This is why I feel a TK investing is an excellent place to start for a newer investor where you tap into an immediate team & network to take an easy entrance into investing with a higher propensity for success to learn the ropes. 

First will be a turn key with a garage already converted ADU with separate entrance, ~1700 sqft.

Highly recommend you consider house hacking in your position - aka find a place where you can by a small single family that you can rent rooms to friends or a place with an unfinished basement/separate entrance, you could finish and rent.