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Your neighbors can also have rowdy friends over. What difference does it make whether the people there are paying or not?

If there's behavior with negative externalities, regulate the behavior. Not the particular circumstances.

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If the neighbour lives there, they have to handle the fallout, whether that's angry people bashing on their door past midnight, the police, or just spiteful glances in the morning.

With AirBnB-as-a-hotel, the neighbour hardly ever has to meet the people they're annoying.

This surely makes a difference in the behaviour of guests.

"regulate the behavior"

what if the behavior is already regulated, but is difficult to enforce?

Then step up enforcement. That's the problem which should be addressed, and is just as relevant if a bunch of stereotypically rowdy college kids move in next door.

what if said company spends millions applying political pressure to oppose that?

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