Haven’t had a chance to research STR permits in Sac yet but writing offer for a unit today.   

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Located after a letter writing campaign and purchased directly from the seller without a real estate agent.

Tax deductions / write-offs should be a second concern.There are some rules that you need to follow to treat a short-term rental as 'active'(non passive) income which would allow you to offset it against other forms of income such as rental income / wages.

Someone with $10M in the bank in cash just needs to put a lot of money to work and time value and tax write off is more interesting to them than a hungry investor in their 20s that has never found a deal.Honestly, books are great, but they are about as "boiler plate" as you can get as I'm sure you're discovering.

Fees should be clearly stated in writing, easy to understand, and justifiable.

@Drew Sygit  has a nice write up on classifications by letter  A B C D F.

I have some clients who prefer to have a PM for maintenance/contact/rent collection/general management and will place tenants and write leases for themselves in exchange for a reduced rate.  

Whenever you hear something that sounds useful, WRITE IT DOWN.

You start with a purchase and sale agreement and reduce everything to writing.