In fact, there may be other home service opportunities with quicker growth potential worth considering.Additionally, be aware that in Texas you’ll need a broker’s license, not just a real estate license, to operate a property management business.

Once my Oregon Project is done end of this year Move base of operation and personal residence to my home in Vegas .

While I don't believe that you need a full blown business plan, strict operational budget, timeline, scrum board, etc...

Look into contacting some builders that operate larger scale in your area.

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?

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.

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.  

I don't understand why they operate this way.

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

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