But the basics as I recall are straight-forward ... if supply is low and demand is high, prices go up.  

So is the main items for NOI:1. operation expenses (i.e. owner responsible utilities)2. property taxes3. insurance4. maintenance & repairs5. vacancy rates6. snow plowing  (or is this until maintenance?)

Anything else I may be missing, aside from property taxes and maintenance?

Deal details: $800k pp, 1.5 back end high seasons jan to April 15-25k, low seasons 8-10k

If you bought the property in the last couple years the property taxes were probably artificially low for a long term owner occupant?

I agree with what @Bonnie Low said about the overall market in Shasta County.

Make sure you use net cash flow, so you are accounting for maintenance, repairs, cap ex, vacancy, and property management; your cash flow might be $500 per month net if the gross is $1k.

Quote from @Jess Keller:  Unfortunately your sign doesn't actually do anything to prevent excessive noise, parking problems, fireworks, property maintenance, trash, pets, unpredictable neighborhoods or anything else related...I am for allowing STRs in mixed used zones and against allowing them in residential zones.

I asked him about it and said something about rates dropped 3 days ago  and got the low rate.

The main things of not being local is finding a good property manager that handles the day to day and maintenance but most of all screening of potential tenants.