Assuming the renovations added enough value you may not need to bring anything to closing! 

I know cash flow is tough to come by right now, even harder when adding in the HELOC to the DS, so I'm curious about what it would take to refinance a property on closing day?

Their ads are all over my social media newsfeed (Instagram).

There are a few highly rated HipCamp hosts in our area that have 'U-Pick' farms of produce and/or petting zoo type animals, and they've added a handful of RV sites to go along with it.  

Your test ad doesn't mean this house is a great STR.

The contract I could find says the following:```...together with the right of ingress and egress at all times for the purpose of mining, drilling and exploring said land for oil, gas and other minerals, and removing the same therefrom.And said above described land being now under an oil and gas lease originally executed in favor of [Oil Company], Chicago and now held by [Oil Company] it is understood and agreed that this sale is made subject to said lease, but covers and includes of all the oil royalty and gas rental or royalty due and to be paid under the terms of said lease.It is agreed and understood that of the money rentals which may be paid to extend the term within which a well may be begun under the term of said lease is to be paid to the said [purchaser], and in the event that the said above described lease for any reason becomes cancelled or forfeited, then and in that event, the lease interest and all future rental on said land, for oil, gas and mineral privileges shall be owned jointly by [owner] and wife and [purchaser] each owning & interest in all oil, gas and other mineral in and upon said land, together with interest in all future rente.This sale is made for and in consideration of the sum of Ten Dollars, cash in hand paid, the receipt of which is hereby acknowledged.To have and to hold the above described property, together with all and singular the rights and appurtenances thereto in anywise belonging unto the said [owner] heirs and assigns forever, and we do hereby bind ourselves, heirs, executors and administrator to warrant and forever defend all and singular the said property unto the said [purchaser] heir and assignee against every person whomsoever lawfully claiming or to claim the same or any part thereof

If your parents have a Revocable Living Trust then the property would be deeded to them, depending on what their decisions are within that Trust, you can be added on at the beneficiary of that property.

We have a 14-page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.

I think you're not adding in closing costs to the PP, due diligence/reports/legal?

I would also look at some ads, maybe even call on some ads and ask what the requirements are to see what others in this area are charging.