She'll help you arrange where the furniture should go, and links to any additional accents she recommends (rug, curtain, curtain rods, accent tables, etc)

I assume there’s additional language in the PPM, or at least I’d hope, but the language can get very confusing by that point and many LPs don’t understand what they’re reading.

What are the potential pitfalls and benefits of each approach?

It's people like you who cause folks who would actually benefit from an ESA to be painted with the same broad scammer brush. 

Any additional advice is helpful.

You get your tax benefits.

I'd greatly appreciate any advice and more than happy to share additional information if needed. 

I am new to this and I would like to benefit from your experience please. 

Let me know if you'd like further adjustments or additional explanations! 

There's little to no benefit to the owner and the person running the arbitrage is missing a very obvious, much simpler business opportunity- just start an STR management company and operate as such.