It should clearly state the operating income, operating expenses, and net operating income.

I wanted to get in on the ground level with the hopes of growing with their brand new education company but quickly saw how they operate and realized that’s not what I wanted.

By being physically present, you can gain valuable insights into the property's operations, interact with residents, and assess the team's performance.

After paying a competitive rate for the property management and ASSET management that the small operator does himself.  

If your leasing application process is thorough and well thought out, and if your lease agreement has been well drafted by your local attorney and if it includes clauses that permit you/your property manager enough latitude to maneuver and anticipate undesirable tenant behaviors, both actions and inactions, and you have operational processes which align with enforcement of your lease, then you've done all you can do to reduce this inherent risk of an undesirable tenant.  

After getting the operators and the deal it is pretty passive.

We are not a marketing company that sells other operators' properties. 

You need to understand that given your situation the asset and operational impact must be absolute minimal, lowest risk exposure possible.

There is one quality operator who gets ~$50K on a house that would sell for $250K.

Very few people operate their LLC correctly and therfore this just gives them a flase sense of security.Moving into a LLC can also trigger the due on sale clause.