And if not, what am I doing wrong? 

I almost fell over dead thinking maybe I was going into the wrong business.

So far everyone that has predicted rate drops have been wrong so I wouldn't bank on it. 

There's no real wrong answer to your question, but the right answer starts with you figuring out what general direction you want to aim in. 

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

The concern would be improper language in the document leaving me without recourse if something goes wrong etc.

Of course, he is free to come here and prove me wrong.

Some folks will give you the simple reply that if you can't fill it, your rent is either too high or something else is wrong with your ad.

Give me money so I can prove some guy on BiggerPockets wrong? 

I wouldn't have brought a plumber out for a smell like this without tenant's agreement to pay if nothing was wrong.