Basically, if you run it hands-on and spend significant time doing it - probably there is material participation and self-employment tax.As you can see, a generic yes/no answer is impossible for your question.

Me and my husband would like to purchase a property - single family house 3 -4 bedrooms to do airbnb in San Antonio, Texas. 

As mentioned you can do a lot with outdoor space without breaking the bank.

It's an incredibly powerful hack if you do meet the criteria.In other words, marry a real estate agent who's an RE Pro!

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

Just so i can do the preliminary analysis on the propertySecond: I'm finding it difficult to get a clear price estimate of the CapEx's that might be needed.

If you don't have experience, do you know someone within your network who does operate/invest in sober living?

Do I need advertising?

Have a tenant who broke the lease and I agreed to let her out for a fee, which she finally agreed to but has made no effort to pay.

We do fine, especially when we rent off- seasonat a much cheaper rate for MTR.