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1. Whatever the lease says.  The lease says 7/30 expires, the you renew at 7/30.  Is it too hard to follow the contract?  Is it simple enough?  Let me know your special circumstances, is this student housing? 

2.  No, rental loss are passive losses, it is part of income tax.  For annual rental loss, you can carry it over to next year, and to next year, until you sell the house, then it can be deducted from the capital gain of that house. 

3.  Long term capital loss first must be deducted from long term capital gain, and if there is any left over loss, it can be deducted from short term capital gain. 

If there are left over loss even after both deductions, you can carry over the loss to next year.