You could offer them an option to pay a fee in place of rolling the dice on your ability to re-rent it (I think a lot of management companies do this), but I think if you tried to put in a fee like that it would be voidable by the court.

Just floors and paint will eat up 2/3 of that, you will still want to put in new trim, new vents maybe, and a few other minor items. 

They do want to see a lease in place and they ask that I am honest and not pull out cash that I didn’t put in.

When you do this, I recommend you put in your lease that the rent includes utilities "up to $225 a month" and that tenants are responsible for anything above that amount.

Info: This is an example, for discussion only.Layout Phase 1, 2 acresAssume the 4 acres is square.Setbacks- front/side/rearAssume roads are not allowed on this.Driveways- 25 foot295Buildings-15/ 30/40 foot590Turnarounds- 50 footGreen change or fill in info55555555555555555555555555555555555555555555555555555555555Not using 10’s for ease, definitely put in.10Rental Revenue:10Entrance# unitsUnit SizeRental ratemonthsGross1020515801219680010164201001219680010Gate106012103936001010@ 90% occupancy0.91010UnitsSplitsSplitsSplitsSplits@ 90% occupancy354240101511515202015152020102103104105Building installed cost106UnitsAvg cost107205320065600010816432005248001091010Average total cost11808001011101210131014Feet****************************************Yards****************************************Cubic Yards1015Concrete Estimate at 6 inches:6 inches1016Turn around275500.591.6716.67.17254.631017Turn around275500.591.6716.67.17254.631018Entrance25500.58.3316.67.1723.151019Driveways410250.5136.678.33.17189.811020Driveways410250.5136.678.33.17189.811021Driveways410250.5136.678.33.17189.811022Driveways410250.5136.678.33.17189.811023Driveways410250.5136.678.33.17189.8110241025Cubic yards roads1481.48102610271028Get a local Quote:Cost framed/poured/sawn456.38945233265710291030Driveway costs$676,133103110321033103410351036103710381039104010411010101010101010

However, according to many investors, it's uncommon for the lender to discover that a property has been transferred to an LLC, and it's uncommon for them to enforce a due on sale clause because a property was put in an LLC.

What are some clauses I could put in the lease to ensure I can sue the owners directly for non-payment of rent rather than the business?

The value you bring might be in the form of capital, experience, access to deals, the ability to put in a lot of work, etc., etc., but you have to bring SOMETHING to the table. ...regardless of what type of value you bring, it has to be sufficiently valuable for the mentor to benefit (and if the mentor is a highly experienced and successful RE investor, their time is extremely valuable, so they ain't gonna come cheap!). 

The systems we put in place for our 24-unit apartment were not useful for our larger apartments that could afford full-time staff. 

The goal of a successful brrrr is just to get back out what you put in, not necessarily to get extra out - although we all wish for that.