Big Bear was a vacation rental area LONG before AirBnB was a household name. 

Folsom:https://www.census.gov/quickfacts/folsomcitycaliforniaEl Dorado Hills:https://www.census.gov/quickfacts/eldoradohillscdpcaliforniaElk Grove:https://www.census.gov/quickfacts/elkgrovecitycalifornia2019 Estimated Population:Elk Grove 174,775Folsom 81,3282010 Census El Dorado Hills 42,108Median Household Income:El Dorado Hills $137,726Folsom $114,405Elk Grove $93,780Education- Bachelor’s Degree of Higher Percent of Persons age 25+El Dorado Hills 55.1%Folsom 51.2%Elk Grove 36.9%Then there’s WalletHub 2018 rankings:Folsom #1 best place to raise a family in California El Dorado Hills #4 best place to raise a family in California Folsom #1 most affordable housing in California El Dorado Hills #2 most affordable housing in California El Dorado Hills #1 highest family income (adjusted for cost of living) in California Folsom #2 highest median family income (adjusted for cost of living) in California

That’s my opinion, here are the numbers with US Census data as my source:Elk Grove 2019 population: 174,775Folsom 2019 population: 81,328Elk Grove population percent change 2010 - 2019: 14.2% 153,015 in 2010Folsom population percent change 2010 - 2019: 12.7% 72,203 in 2010Elk Grove median value of owner occupied housing units 2015 - 2019: $406,300Folsom median value of owner occupied housing units 2015 - 2019: $524,100Elk Grove population per square mile: 3.626Folsom population per square mile: 3,290Elk Grove bachelor’s degree or higher: 36.9%Folsom bachelor’s degree or higher: 51.2%Elk Grove’s median household income 2015-2019 in 2019 dollars: $93,780Folsom’s median household income 2015-2019 in 2019 dollars: $114,405As for Tracy, I can’t speak to where you would like to live and how it will or will not meet your expectations.

There are programs for low income households to help pay for utilities. 

Do you strictly require the gross household income of your tenants be at least $2400 per month?

Unless your household qualifies as REPS or this is STR with MP, it will not save you taxes. 

Utility companies have averages per household usually on bills, might have to call.

My father is a contractor, and I wasn't able to use him since we were in the same household when I got the loan.

I believe there will be more opportunities early in 2024 than there have been in a while due to household debt, etc.

The percentage of what the assistance of rent will be all depends on the tenant household income.