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. 

What makes you want to get into property management?

No management costs as it would be self managed, and estimated property taxes by the average of the past few years.

Build relationships with local agents, property managers, and contractors who specialize in investment properties.

If you can manage to keep up with the real estate market in these markets that we have come to hit, and still be able to navigate the unchartered waters.

One thing I'll add to an off-market deal is you might find a seller willing to do seller financing.You said, "I don't think the time exchanged to manage SFH would be worth my time and the cash flow most likely wouldn't be reasonable enough to hire a property manager.

No management costs?

But what I will say is that he is a disastrous relationship manager.

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

3) Buy a few out of state properties directly through an agent and work with a property manager to manage them?