In Illinois, the statehouse passed SB1872 just last year, which amends the Illinois Real Estate License Act to require brokers licenses for wholesale transactions.

The gross per-month rental rate and any owner-offered discounts, incentives, concessions, or credits shall be separately listed and identified in the lease or rental agreement or any amendments to an existing lease or rental agreement.” 

Absent this, and with her broker's approval, she could use a real estate attorney to write contracts and associated amendments or addenda.Sorry to be a wet blanket with the broker and commission talk, but just trying to keep your sis and you out of trouble. 

Sometimes a tenant will want 3 years fixed but not as desirable to the landlord unless the landlord knows they are tearing the building down or eventually replacing a mom and pop tenant with a national one.You might want to take your existing lease and any amendments and have them reviewed by a local to the property  commercial real estate attorney familiar with that asset type (industrial, retail, etc.) and give an opinion.

You could do 2019 taxes per their standards and if you and your accountant see's fit possibly amend 2018.  

If your lease conflates the two, you need to amend your lease ASAP. 

All the HOAs are trying to stop a bill that would prevent them from enacting rules against rental properties.Tennessee bill SB1429 amendment: http://www.capitol.tn.gov/Bill...If this passes you would no longer have to worry about removing tenets because of an HOA and losing an investment property.

Here in my home state of Illinois, the statehouse passed SB1872 just this year, which amends the Illinois Real Estate License Act to require brokers licenses for wholesale transactions.

The rate and points are more than Fannie or Freddie, but you're still able to put 25% down and you won't have to wait or amend your taxes.Best of luckStephanie

@Gina Nicolas You can check your state laws to see if you can amend your lease to include utilities.