We joined Bigger Pockets to learn how to grow revenues and profits through the next several levels of business.   

This sounds like a GP/LP Waterfall deal where there's a 16% pref and the LP (you) get 30% of the profits after refinance.

You don't need to find secret houses; you need to find houses that can be profitable. 

I’m considering selling and using the proceeds to reinvest in a long term rental closer to where I live but before I do, I am curious if you think a rental management company may be able to help boost rentals, thus making this a profitable property? 

If the companies are large enough, and can tie down enough real estate at low prices to make them work, it can be profitable. 

So you are putting in various inputs/assumptions, like gross revenue (total sales prices of homes) less soft costs, hard costs, city fees, desired profit margin (i.e. 15% of gross revenue) = residual value (what the land is worth).

I have a property in Delray Beach that  I am interested in renting out to sober living organizations.

It has a lower turnover than STR but can bring in higher rent than traditional leases.Co-Living Arrangements: Renting rooms individually on a month-to-month basis could generate more income than a single long-term lease while reducing management hassle.Furnished Long-Term Rental: A furnished rental could allow for higher rent and attract tenants who don’t want the STR commitment but still value flexibility.Partner with a Local Boutique STR Manager: Some local companies manage STRs with lower fees than Airbnb's traditional managers and could help keep profits up without 20% fees.Hope that helps you with your decision!

All the rental income, appreciation and profit when selling is tax free!  

If you do end up splitting profits and equity 50/50 then make sure you account for your management.