Renting out rooms in NY house I occupy part-time

[Hunter King]

I just inherited a 3-bedroom house in upstate New York. I am looking to rent it out, but I am not ready to give up access to it. 

I've found a potential tenant with a kid who wants to rent out the house during the school year. I'd like to keep my mother's room locked and still have the option of staying in that room for 2-4 weeks during the school year (while the tenant is also in the house) and for a few weeks during the summer (when the tenant lives elsewhere). 

What type of lease makes the most sense for this situation? A 10-month lease for 2 rooms? Is it possible to do a lease for less than a year?

Does this count as an owner-occupied rental? Does that give me any additional legal rights?  Do I need to stay there for a minimum amount of time to qualify?