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.

I’ve heard about partnering with insurance companies for displaced families, working with military personnel in need of temporary housing, and possibly connecting with other organizations that require mid-term accommodations.I tried reaching out to GEICO about insurance-related housing needs, but they didn’t seem to have a clear process.Does anyone have experience with this niche?

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

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

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.  

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

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

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.

Everything is nicely organized and labeled.