Also, be up-front with your realtor because they will drop you like a hot potato once they learn you can't close deals.

But then I run into due-on-sale clause issues (I understand the hot topic that is, not for this post).  

I feel in this market it is difficult to get outsized returns (S&P seems very hot and might be hard to sustain 7%+ returns in long term.. but even if so, I’m risk adverse so would probably keep it my HYSA)I did run the numbers if I were to prepay $60,000 now and it appears the IRRs are lower (because of the higher cost basis).

I told them when they moved in the hot tub and AC were luxury items that came with the house, but if they break I would not be repairing or replacing them.

I tell her she should get a contract, which my mother tells me she can go to Walmart and get a contract and that will settle that, and my relative left his entire home furnished, so imo that makes more sense to air bnb but I’m not expert  I’m wondering are there anything to look out for or avoid a migraine with?

If they're unwilling or unable to do so, take that task on yourself.Assuming you can clear the air, let them continue doing what they've done well for you in the past - property management.

Anything that's quick and easy to purchase when someone is washing a car on a hot day. 

If not, then ask that the boxes go in the middle of the room, so that the inspector has access to the walls (also if there is an active leak, the last thing you want is a bunch of cardboard boxes against the wall impeding air flow).An inspector will not move anything for the inspection and they will miss things because nothing is 100% no matter who does it. 

And hot on the tail coat is now an ever growing list of knock-off's trying to steal the thunder.  

You can also charge more nightly for big amenities like a hot tub, game room, or things for kids. - Design: design goes hand-in-hand with amenities for maximizing revenue.