The question to ask is where they come from and the impact to your ROI.The norm when it is not NNN is for a sponsor/manager to budget those off of operating income. 

I am the Owner/Operator.

Would that not fall under the same category of “material participation” in day-to-day operations?

We're in the process of setting up our LLC and drafted a partnership agreement ourselves to outline our roles, responsibilities, and profit splits.I recently spoke with a real estate attorney who said our "partnership agreement" is actually an operating agreement and that a proper, sound agreement would be 70+ pages.

They look a little different from traditional rentals: higher occupancy, often leased by an operator, and sometimes connected to certification programs or nonprofits.From what I’ve seen, the demand is strong, but the model comes with unique considerations: zoning, compliance, community relations, and specialized tenant management.I’m curious: Has anyone here explored sober living as part of their investing strategy? 

I'm speaking from experience as an operator and investor and my own tax experience. 

There were a couple of comments/concerns regarding the individual LLC Operating Agreements, and you certainly want to have the Operating Agreements reviewed to make sure there is nothing in there that might cause concern or problems between each of the individual owners, but the most important document would be a newly drafted Tenant-In-Common Agreement that governs how the TIC will be managed/operated. 

I had a couple of properties I was willing to lease to an operator in the past, but no operator seem all that interested. 

I'm just a few hours south of you in Celina, TX. 1 - Decided whether you want to try and be an operator or just a landlord to an operator (much different risk profile). 2 - See how others are doing it/find who's doing it in the market you want to be in and serve them/know them3 - The need is never ending, position yourself for at least some scale but prepare for it to take a while as not every house and neighborhood will work. 4 - Have a great attorney who knows the space IN YOUR MARKET to protect you.

Unlike a standard rental, these homes are operated with structure, accountability, and often a master lease to an operator.