I do have questions into a local lawyer, trying to understand my options.

You want to find a reliable worker for these things inside local Facebook groups by seeing who others have used.

Are there other areas out west that are attractive Brad mentioned NV so I'll look into that but others (UT, MT, WY)?

If you haven't already, please join your Local Real Estate Investors Association.

Do they attract the type of tenant who is likely to pay their rent late? 

I wouldn't think so, but I would make it a point to be well versed in your local laws. 

Try going to local meetups and say the same thing you did in this post.

I am hoping to use a local credit union to get a better rate + pament terms.for capex/vacancy etc. what %tage of my monthly rent should I take into account?

Improving the attractiveness of deterrence is a great idea.

This is if you do all the management yourself, (basically buying yourself a part time job), ar good at marketing and interior design, and if your local government doesn’t flip the switch and ban STR or limit the ways you can use it.