What are important lease terms?

[Leland S.]

I am newbie to long-term rental. I have only experience with short term. I just built 4 townhomes that I cannot use for Short Term Rental as planned so I have to pivot to the highly unprofitable long term model. 

I have found a decent lease agreement online https://legaltemplates.net/for... 

I would like to hear about some terms others have learned to put into their lease agreements aside from what's in here.

In addition, what type of tenant qualifications for a higher-end new build. My thoughts are:

- Last years' tax return/W2, 2 week old paystub or bank statements verifying income, 680+ credit score
- Background check using Zillow or some service
- First prorated months rent plus security deposit of 1 mo rent
- 21+ age for any lessee 
- Each occupant named on the lease agreement and requires same qualifications
- Gross income 3*rent, or the fraction thereof for multiple tenants by a factor of 1+1/(# tenants).

Some things I can think of to add to the template above:

- Pet policy max weight, type, number, charge
- Outdoor quiet hours 10pm-7am (or in accordance with city ordinances)
- Approval prior to affixing anything to the structure, drywall/walls, or painting. Any attempt to make repairs or improvements.
- 24 hours notice for any non-emergency damages or maintenance issues

In terms of pricing, do you offer different pricing terms to accommodate <12mo or >12mo discounts or increases? Or is the standard 12mo with renewel clause the way to go? 
Is there any pricing changes in the lease or is that just negotiated when time to renew?

Thanks!