I've considered renting out rooms in my primary residence, but would only do the same thing I do with my single family rentals: M2M lease. Once I switched to only doing M2M leases, I felt A LOT better. I guarantee the same rate for 12 months via an addendum, but all it takes is 20 days notice before the end of the month for me to get rid of someone, so max I'm stuck with them is 2 months. No question I would do the same thing with room mates, and I'll tell you that I would PAY someone to leave if they really were bad enough.