It has been a long time since you posted this but I believe info is still valid.

She has a 5.25% loan, her PITI $1K per month, and she pays $25 per month for a homeowner's warranty that covers everything. 

I will require the contractor warranty the work for 1 year, and provide the same documentation that they would provide to a paying customer.

You'll feel better yes, but success will most likely not be attained.Instead I entice you to start being smart, start thinking, start analytically dissecting theories and opinions and validate them with logic and proof.

It doesnt have to be a lot but your deal isnt valid wothout it.

While the perspectives he and others share are valid, they can sometimes turn into trash-talking banter, which detracts from the core values of BiggerPockets.

Excessive complaints or three violations in three years could lead to losing the ability to operate​.Impact on Neighborhoods: Non-owner-occupied STRs (Type 2) may cause friction in residential neighborhoods, as they often function like businesses, which can disrupt the local community atmosphere.Recent Regulations (2024 Updates):1) STR operators must obtain a permit for either Type 1 or Type 2 properties, depending on whether the owner lives on-site.2) Platforms like Airbnb are required to remove any listings that lack a valid permit.3) New noise and occupancy regulations apply, with stricter enforcement through permit revocations and finesThese regulations are part of the city's efforts to balance the benefits of STRs with the preservation of neighborhood quality and local safety standards.4o

It sounds like you’re handling this situation thoughtfully, and you're right to question the validity of the HOA’s stance.

Of course capex does come into play, but I have a lot of factors on my side including most major components of the property have been replaced already, including roof replaced 2 years ago, water heater replaced 3 years ago, full house was just repiped, septic system is 5 years old, HVAC system replaced in last 7 years, i do not cover appliances with warranty in my rentals, and the tenant I placed in the property is a single dude who works 60 hours a week and just needs a place to sleep.

@Travis Timmons Extremely valid points there as you have a pulse on what that demographic may want.