We have are theme based on the local area. 

Cash out of pocket with furniture and theme around 550K.

For this area by Top criteria is Close to Disney, Pool at the House, Community Amenities, Theming. 

A fixer upper option, of sorts, moreso than the normal theming any of them will require.

With proper theming, or a great location you can still do well. 

My goal is to create a mini resort style theme , with additional up charges for on call massages / drinks and food catering .

If it’s themed well and you can set your average nightly rate at $250 with occupancy rate at 60% you should be looking at netting $55k a year.

With either of these types of units, like @Michael Baum mentioned, there is much more competition, 3-5 bedroom units make up over 40% of the market and it is much harder to make a small unit stand out from the competition with theming etc.

Per the Off Platform Policy article below you cannot "[ask] or [encourage] guests to book outside of Airbnb for repeat or future bookings"https://www.airbnb.com/help/article/2799/I am still highly interested in pursuing the direct booking option, so are there any methods that are either (a) Airbnb compliant or (b) clever enough to prevent suspension?

It's good to know about the med-term rental market