I have a house to rent, 1st time, for college students. Should I do month to month, lease, prevent sublet?

You should be scared....If your only renting to "college students" you have to expect that it will become a "flop house"...just the nature of the beasts...lol. Expect you place to be destroyed (been there..done that). But definitely go with a month to month...and a very large damage deposit...your gonna need it. BTW..you cannot take away their renters rights...state laws will prevail over any lease that does not comply with state rental laws.