If you can fix up your home and make it nice as the others without spending an arm and leg, the spread is equity.

I'm still arming myself with as much knowledge as I can to make sure I start off the right way.

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

Wanted to see if anyone who either is or knows of an attorney in the Winchester/Front Royal area who could write one up quickly and won't cost and arm an leg. 

If a guests explicitly asks to check in early or check out late and if I can accommodate it, I generally try to "capitalize" on it in the form of good will gained and a good review, which a lot of times is more valuable than $10-$20 per hour you may get.

(Despite explicit instruction not to) 

We need to secure financing, and have talked to several lenders with varying options from ARMs to conventional mortgages. we've purchased several homes as primary residences, but this is our first investment property and I want to make sure we're not screwing up here.One loan we got a quote on was a 10 year balloon, 5 year fixed, with an adjustment after 5 years and then locked in again until year 10.

And in fact you could rent from her as long as it was arms length with a lease and real rent payments etc.  

That is the best way to structure it, you would treat it the same way as if renting to strangers because it is an arm's length transaction.

You could grab someone's arm and be charged with battery.