I highly recommend reading How to be a Landlord written by a Newton, MA lawyer:http://www.attorneyross.com/landlord.pdfI use Lease Runner to create my Massachusetts leases & accompanying documents which are then signed online by me and my tenant.

The lease that I am using is as up date date as any lease for the State of Minnesota, and it includes "Lead paint warning and disclosure.

You can fix that by replacing the current one or by enforcing your policies and procedures, if you have them.What does your lease say about late rent?

Rent collection is easy, the tenant base is great, and I wouldn't even care about the whole lease-break-if-deployed thing. 

I'd be sure to include very specific language regarding smoking marijuana in my leases. 

The property is currently leased out till May of 2018.

Most of the information that I find online says that a person needs a license to rent or lease properties unless they are the owner of the properties being rented, but I can't seem to find anything that specifies if I/we, as employee(s)/agent(s) of the LLC that owns the properties which I/we manage (including showing and negotiating rental/leasing agreements), am technically exempt or required to be licensed as a broker.Any advice would be greatly appreciated.

Hello all, I am looking at a property in Fairburn Ga, 115k, 1175 sq feet, renting for 1095, 2001 builtProperty taxes 750Vacancy 5%Maintenance 5%Leasing 800 per yearWill do conventional financing with 20% down will cash flow around $200.Is this a good neighbourhoof to invest in.Do the numbers look good. 

And, to boot, one day after closing they found me a tenant and executed a two-year lease at the exact rate that was quoted in the estimates.

“All real estate contracts must be in writing to be enforceable, other than leases of a year or less and broker to broker agreements.”I think you need to get it in writing...