If new, try to come to an agreement with your tenant, specially if they are generally good tenants other wise. 

I've seen stuff in the $2000 to $5000 range but you're taking a big risk if you don't get things set up properly.)Before you search for an attorney that specializes in drafting these documents (and spending the money that entails), you should have a clear idea of what your business plan will be.

As specially the point of finding a mentor.  

Getting earnest money released is a different issue.It sounds like you need to contact an attorney that specializes in real estate law.

I'm a combustion engineer these days, but I specialized in modern dynamics and controls. 

ContractorsEtc.Make sure they have experience with what you will be doing:- Buy & Hold- Flipping- short term investin- renovationsetc.There are a lot of good professionals that specialize in other areas than real estate.

Silicon Valley championed the concept of turning America into a land of entrepreneurs taking advantage of flexible hours, unimpeded by regulations or specialized training.

Would I just end date it 30 days from the start date or is there another special lease to be used.

I'd find some local apartment complex that has a great $99 move in special. 

@Andrew Clark I’ll be the first  of many to recommend @John Woodrich He’s a successful investor and a CPA with a masters in Tax who specializes in working with those investors.