I am looking to connect with sober living operators who can provide references and proof of running a successful sober living business in Los Angeles County, California.

I have been operating STRs for 5 years now, and there are many with much more experience, so you are sure to get other opinions.  

You will have higher premiums if the property is not operating within a formalized 503c nonprofit entity. 

You'll experience more in a shorter amount of time vs. starting off on your own.Aside from the team, I'd also recommend joining agent communities especially those that have virtual meetings to role play, accountability, discuss marketing tips, etc.

By accelerating your depreciation schedules, you reduce your taxable income which in turn increases your operating cash flow.

Check with your local boots-on-the-ground team to learn about how that particular HOA operates.

Is it because people that operate and manage their own str can hit the 100 hour participation rule?

Including financing strategies and cost of operating.

Virtual wholesaling can be difficult.

I am semi retired at age 44, I sold my franchise business 1 year ago and have a very good idea of what it takes to operate a business successfully.