I would consider getting out of property management and getting into cleaning IF you think they are doing better than you . 

Spend a little more money than you might have been planning to, buy in a better area (i.e. not a “turn key” 100k house off the mls), and self manage.

For STRs, properties near the beach or downtown tend to perform well.Start Small and Smart: If this is your first property, focus on something manageable.

I'm considering partnering with a non-profit that would manage the sober-living program; with me just providing the house passively for rent on a per bed basis. 

From what I've heard, local banks are sometimes more flexible than the big guys.A buddy of mine managed to snag a HELOC on his rental property, which isn't always straightforward, but it opened doors for him.

You can always reach out to my property manager and talk with them about the comparisons.

It gives them a reinvestment option to complete the exchange and doesn't require active management.

Property Manager – This is another one I really need help from the bigger pockets community in the local area.

I've built relationships with property managers who have distressed properties in their portfolios that can communicate directly to owners. 

Get an attorney and get these losers out then hire a property manager to properly vet any future tenants!