@Jen7023 Your listing is beautiful and I can see you have put a lot of work into it. Your photos are great, and your description seems clear.
However, what you have there is going to be a party magnet, so you are going to have to be very vigilant in vetting prospective guests.
I do not think you can ask guests to pay the association via another website. That is against Airbnb poicy. In other words, your pricing should include that fee and you pay it to whoever you need to.
And you are trying to cram too many people in, which will add to the party house issue. I would suggest you remove the sofabed from the sleeping spaces listed and lower the guest count to 8.
Once you start listing common living areas as sleeping options, guests get the idea that arriving with a few extra guests and air mattresses is no big deal.
You also need wording in your house rules- "No unregistered guests or visitors allowed on the property. Failure to comply will result in eviction with no refund."
I don't see any mention of exterior cameras. While I am not personally a fan of surrveillance, you absolutely need them with a property like this and they must be disclosed in your listing info.
And I hope you have your own private short term rental insurance- you absolutely cannot rely on Airbnb to cover you for any damages.
At this point, your concern doesn't need to be how to stand out (it will stand out just because of how nice it is) , but how to secure your property from house trashers.
