@Brian1961 Let's call it suggestions, not criticism. 🙂
From what I can see, the place looks nice, but your photo gallery is incomplete. You say there are 4 bedrooms, but you've only pictured 3. You say there are 6 beds, but I only see 4. You say there are 2 and a half baths, but I only see 2 bathroom photos, and they really don't show the bathrooms well. You need more kitchen photos, and more living room photos. Take photos from different vantage points, so people can get an idea of the layout.
You haven't really described the space at all. "The space" is where you are meant to describe the layout of the house. It's a 2 story house, so describe how it's laid out. Are all the bedrooms on the upper floor? Two? Are the bathrooms in the hallway or ensuite?
Do not tell guests to communicate by text or email. You should try to keep comms with guests on the Airbnb messaging system, so you have a record of exchanges should there be any disputes.
Forget the "small gatherings over 10 people need to be approved...".
You do not want to allow ANY people over your max guest count, which is already high, and you should also state that no extra guests or visitors are allowed.
Guests take advantage- give them an inch, they'll take a mile. You'll end up with 15-20 people camped out in your house, all taking hot showers, grabbing clean towels, using up all the tp, soap, shampoo and whatever else you provide.
