For the income to switch to Sch C reporting, you also need to offer services similar to that which a hotel might offer such as daily housekeeping, food/drink, and potentially various other amenities depending on how you'd like to qualify.What you describe is simply changing property managers, it doesn't really matter whose name is on the AirBNB listing.

I'm going to be renting out my master bedroom to a roommate and want to be sure I'm legally compliant throughout the venture.

If you are making offers, you should be seeing them in real life.

That is legally by the govt.

Or are you offering cleaning & maintenance services?  

However, the days of multiple offers significantly over list price might be waning.For buyers, there's a sigh of relief.

They reached out the next day and wanted to write and offer with me as their buyer's agent.

Unnamed person may not be held legally or financially liable for damages and/or unpaid rent in landlord/tenant court.

As Arn mentioned about what people offer, first rule of investing is do not even look at the projected returns first.

It's not passive-aggressive to say: I legitimately regret making a vulnerable post asking for encouragement, only to be met with an expert bashing me for mistakes I've already enumerated and taken responsibility for and measures to fix; and offering me advice I've already taken to heart.