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.

She has informed me that she is actively working on furnishing the home to operate as a STR should I decide to proceed.I have not closed on this property yet as I'm still determining if it will be a viable investment option for me.

If you have a partner / other llc member you can adjust Operating Agreement accordingly to have one person credit qualify. 

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.  

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?

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

Including financing strategies and cost of operating.

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. 

No subjects, new learnings, etc. are being taught.Systems, processes, and operations are outdated and poorly managed.