Our market is very competitive right now; if I come to the selling agent with a full price offer, they are going to be motivated have us get the deal and they will maybe get 4%-5% instead of the standard 3%.All this being said, if an agent brings me a deal, I will use them for the offer and they will get the commission. 

You can get the standard lease from your state, you might head to a PM and pay them a nominal fee to write it up for you.

MAO $38K using the standard 70% ARV - Repairs - Fee ($7K).

The statutes also indicate 28 day standard notice.

This is probably a dumb question, but where would everyone suggest I find a good, standard residential lease to use for tenants?

Before generating income through the rentals, I'd like the ability to deduct the expenses I'll incur in finding a property -- direct mail, mileage expense networking or visiting properties, etc.

The standard realtor commission is 6%.

I imagine the stuff I need to worry about on a vacation rental is different than a standard residential rental. 

In any case, if it is a fractionalized investment (a number of silent partners) it is probably done through an LLC, and the sponsor will produce a K-1 as pass through income, and will detail what kinds of returns and deductions are in that report.To fully understand this you should ask the sponsor and consult your CPA for the implications in your particular tax situation.

Can I deduct this trip as a business expense if i do not technically own a business?