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

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.  

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.

Those are not the most important parts of the operating agreement.

But my question is that if we consider other operating costs like maintenance, capital expenditure, vacancy, etc then this property won't cash flow, so is this a good deal?

I recently toured a property in Phoenix where solar power and water-saving features cut operational costs by nearly 20%.6.

Does anybody have experience with sober living, or group home operators renting your home?