Recently I have been hearing about multiple hosts in Texas that are getting citations for operating a coliving facility with occupancy greater than the permitted number of unrelated occupants.

For anyone following: It cost me $5 to file the updated statement of info and I simply drafted an amendment to the existing internal operating agreement to clarify our intent to operate as a married SMLLC. 

I'm not local to the area, and am not familiar with operating expenses for these types of projects. 

However:Strategic Tax Planning: Work with a CPA who specializes in real estate to maximize deductions like depreciation, interest, and operating costs.Higher Rents for Premium Properties: Some investors offset the tax by focusing on properties in high-demand areas (downtown Greenville or near universities, for example) where they can charge a premium rent.Short-Term Rentals (STRs): Consider STRs like Airbnb, where higher nightly rates can make the numbers work better than long-term rentals.

By your own admission you are not interested in sourcing acquisitions or capital raising, so get a job working as a property manager or in  operations for a real estate company. 

Given this is where my major operating expenses fell (beyond taxes and insurance), keeping this cost lower, by average, helps my cash flow.I invest in older neighborhoods, so the 2-4 unit properties, typically have single water meter, maybe single electric, and many have radiator heat with a single boiler.  

Recently, a real estate friend suggested I consider starting a title company, as he and his partners (primarily in commercial real estate, like strip malls) could bring business my way.While I’ve worked with title companies in my transactions, I’ve never explored the inner workings of how they operate.

I think the problem here is your lumping ALL syndicators, regardless of operational time and quality, into 1 big generalization. 

You could even try speaking with other property owners about their experiences -- there is a facebook group for just STR operators in Cape Coral and I'm sure you could find someone in there willing to share their experiences. 

Realty shares co founder started when he left RS . it but I cant recall his name.. you could google for it and see if they are still operating.