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. 

If you're looking for software with strong rental accounting capabilities though, there are apps that have this functionality built into them (rather than paying extra through RentRedi to use the REI Hub.

Here's an ideal PM contract: The two keys are: The PM is incentivized to make you money, not charge high fees, and is contractually bound to provide reporting that you can understand in a timely manner. 

Owner occuppied loans regualted in every state .. must have state license and NMLS registration.NON owner occ loans on 1 to 4 units are regulated same way in about 15 statesin the other states they are unregulated.Keep in mind though investor loans do not follow the same rules as owner occ and rates can change charges can change closing dates can be blown through etc

You can be charged with wrong doing up to 10 years after you buy the property. 

You could also add a clause about your ability to terminate the lease if they cause problems in the neighborhood, don't cut the grass, etc.

Tried to get title search but it’s too late it seem and title company does not guaranty anything after charging $500.

Some costs are eliminated (such as 'soft charges') while others are accounted for in the interest rate. 

Buying a portfolio without experience just throws you in the deep end without the ability to learn and develop these things. 2.

Generate a comp set in Pricelabs and you can go into finer details on what others are charging.