Local guy who some other investors use. 8. 

I would love to speak with local investors, agents, and lenders in Sacramento.

He is in the insurance business. 

So far no luck connecting with anyone and being able to use the capital we have saved to invest locally.  

I'm thinking about negotiating for a 40% stake in the overall business or a portion of the revenue from new members.

Your local S8 Housing Commission should have an info sheet on their website that shows their deductions if landlord chooses not to include electric, gas & water.Even more critical, your $680 mortgage amount, that you appear to be comparing to the S8 rent, should include ALL the other housing ownership costs: property taxes, insurance, vacancy/tenant nonperformance (S8 tenant may have to pay part of rent), maintenance & miscellaneous.Suggest you use the BP Calculator for this.

Looking at local STR listings most are $250-400 a night around castle rock. 

Sometimes finding small, local partners to do your own thing and do it your way and under your control can be a great way to go that has more accountability built in.

Not sure what market you are in where rents are going down dramatically, rents have been going up in the markets where we do business.

Is it essential to have a local lawyer to set up the trust correctly?