I'm wondering if I should start with a 3 month lease so I don't encounter an off-season market every time the lease renews - or 15 month? 

Rhe IRS concluded that a taxpayer's involvement was sufficient to constitute a trade or business even though a management company was engaged as the leasing agent and handled day-to-day operations.

Can anyone here give me a good lease option contract that I can use in Virginia?  

So basically I'm asking has anyone out there found the fool proof way to getting these leases signed with ease? 

.#2 leasing it for people who are willing to do yearly lease (1.5 or 2 times regular rent) from you and use it for AirBnB rentals.

HOA has a ratio of owned vs leased. 

I could also consider putting an ad Fee Structure: Property Management Fee:7% of monthly rent collectedLeasing Fee:50% of one month's rent, which includes Free Eviction Protection, a 30-Day Rent Guarantee and a Quality Tenant GuaranteeRenewal Leasing Fee:2% of annual gross renewal rentMaintenance Fee:Billed at invoice cost plus 10% administrative mark-upProperty Setup Fee:NoneMarketing Fee:NoneProject Management Fee:10% of project costs above $5,000

I'm currently under contract on a smaller, 5-unit commercial office/retail property. 4 of the 5 leases expire in April/May of this year, and one of the contingencies of the sale closing is that 3 of those 4 soon-expiring leases renew for at least one year (I have full negotiating power over those leases).All of those tenants have showed no intention to vacate, and are happy with their current situations.I've seen/read in many places that it is best practice to stagger leases as much as possible in order to avoid the possibility of multiple tenants moving out around the same time, leaving numerous units to be turned over.Would it best for me to try and get 2 of the 4 tenants to renew a two-year lease (which they've done in past) and the other two tenants agree to a one-year or three-year lease (both have been year-to-year in past ).

I also have some administrative experience in rentals, lease preparation, and collections.

I think buying is a solid choice as long as you make some good contacts while your hear, most importantly a good property manager but also try to find a good handyman for service calls, a good cleaner, good yard person, ect.