I have a STR in Truckee that has done very well and I am looking for another STR, was thinking of the Sacramento market but I hear conflicting info on the permit process and the ability to rent it out for more than 90 days a year as a STR. 

Buy on market, nothing wrong with that.

So simple.Email & Marketing: How are you handling outreach, automation, and social media?

Quote from @Michael Ewers: Hey y'all, Wondering what is the best marketing strategy for obtaining off market leads?

They’ve already made a name for themselves in Mexico with projects that blend eco-friendly practices and thoughtful design, and now they’re bringing that expertise to one of the most popular markets in the U.S.For investors, this could be an exciting opportunity to work with a developer who consistently delivers quality and strong returns.Check it out:  Travel weekly by Northstar

Low or no down, seller financing and low or no interest with a balloon payment later is the holy grail (location, building condition, market also matter but it sounds like you have all that).

If you watch the market every day for a couple weeks, you'll quickly learn what is renting and what is sitting on the market.

Fort Wayne is a good market.

Market Analysis is one of the biggest things I do. 

With its booming housing market, the Phoenix real estate scene has emerged as a hot zone for fix-and-flip investors.