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. 

The LP got it from a friend who is in some kind of real estate mentoring program.

I think once you get more than that, you would need a more expansive program

It varies by program.To learn more about DSCR programs: DSCR loans won't use your income to underwrite the loan.

While QBO is probably more common, I've learned that they have had to become accustomed to a lot of different programs because their clients use so many different platforms.

Understand that they are doing this to make a profit, so it will be more expensive than coordinating maintenance yourself.It may be a decent program for a DIY owner that wants to just outsource maintenance, but you will have the same maintenance issues with this company that you would with a PMC:1) Higher costs2) Admins answering the phones & assigning work, that just know the basics about maintenance.

I'm also a licensed mortgage broker with a lot of fix-and-flip programs, including some that require as little as 10% down on the purchase price, and provide 100% of the rehab funding.

I just do not understand the need to add "benefits" to the programs  that are just not real. 

This is true whether those clients were on the optional recordkeeping program or not.I don't have a lot of details and am not personally involved in this program in any way, but I have experience with SEPiraK separately and they are a quality operation.You can reach out to info at sepirak dot com to learn more. 

Unfortunately the photo did come through with Ja and Desmond...i'm sure that was a fun experience.Have you heard of the REDI program sponsored by ULI, the Urban Land Institute?