Section 8 can be very profitable if done the right way, at scale, by an experienced operator, but I think it's one of the hardest strategies to start doing because of tenancies and government involvement.Most new people just think it's an easy government check and there is nothing that could be further from the truth.

I operate out in Southern California.

We need to optimize industries our areas offer or specialize in.My area has tons of fruit orchards and crypto / blockchain mining operations.  

I think if you have a little extra time, operating a smaller STR business can pick up some good income.

Expenses will level off: Multifamily operators have been plagued by expense increases in the form of taxes and insurance, for the last few years, especially in the south, and especially in Florida and Texas.

Looking to see if anyone has a basic template of an operating agreement for a business partnership of two parties involved in the fix and flipping business?

They usually sell for a really attractive price because investment property financing is (obviously) difficult, somewhat limiting the buyer pool to owner-operator small business owners (who in turn are typically great clients, as well).  

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

BP has a book on Partnerships written by Ashley Kehr and Tony Robinson.On the technical side I would suggest partnering on a single flip which can be done with a simple JV agreement before jumping into creating an entity and crafting very good operating agreements.

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