When rates are high you can charge higher rates, offer short term loans (12 months) and have some liquidity and make a decent return

Gradually increase the rent or be flexible in terms of them moving giving them time to find a new place without penalty of breaking a lease.

Look for a prime location, a tenant with strong corporate or franchisee credit, and a NNN long-term lease.

I would also ensure you can even qualify for the cost seg by making sure you either qualify for REPS(real estate professional status) or STR loophole (short term rental loophole)

If they reject the offer, then I would play hard ball by enforcing every term of the lease and ensuring they participate in showings or face termination.

On the flip side, I have also heard many investors keeping their property seeing the longer term benefits, while taking a hit monthly to keep it.

For one, my loan terms aren't as great because I need a commercial mortgage, my insurance premiums are higher each year, I need a lawyer for everything since I'm considered a business.

Terms would likely look different, though. 

Hi CJ, I am in Saint Pete and invest as well so I know the market well especially on the long term rental side and house hacking using FHA as that is what me and my husband have done. 

I am looking to put a lease together for a mid-term single family rental in South Philadelphia.If you happen to be an experienced landlord in Philadelphia and have a lease you'd be willing to share and I could use at least as my starting point I'd be super grateful.If not, what things should I make sure are in the lease?