When starting out if real estate, you pretty much have no choice but to either join a team or join a large brokerage that offers hands on training.

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 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.

These are professionals with additional training and a stricter code of ethics.

The LLC would collect rental payments in a business account and make the monthly payments on the mortgage operating like it should.

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. 

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

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