I have been considering joining AAGLA and know they have lease forms and other forms, but it is $199/yr.In the next couple months, I am looking to get a standard CA NAA lease written up with RUBS for water and sewer billing and a requirement for the tenants to carry their own renters insurance policies with $100K or so (if there are recommendations around this please let me know) liability limits.Does the community here have any advice on how best to do this and where I could get a lease form that does the trick?

A minority are now carrying the tax burden, and the majority are existing via various forms and levels of assistance. 

I need you to find me an owner carry deal that cash flows a minimum of $500 per month with zero down, zero interest on the note, needs to have at least 20% equity from day one.

You may also want to look at a cash out refinance to eliminate one or more Heloc or a few credit cards to lower your DTI and outgoing monthly debts.A heloc is a risk since its an open end mortgage like a credit card which carries a higher risk versus a 30 year mortgage. 

But I'm not sure what that has to do with carrying a large mortgage where you are just breaking even and speculating that property will continue to appreciate.  

If they settled for such a large amount, the landlord must have carried some responsibility, and the insurance lawyers didn't feel they could win the case.

My first six Section 8 tenants I did not get paid for first four months AFTER the tenant moved in, so I had to cover those carrying costs out of my pocket.

Do I understand right that you carry the remaining depreciation from your upstream property into the DSTs?

It's just a seller carry & the seller sells the note.

You can charge an increased deposit, pet rent, or require the tenant to carry pet insurance.