Section 8 rate is higher than what I can get in normal rent

[Dustin Erlewine]

I live in a county where the section 8 rate for a 3 bedroom is $1178. For most of the county this rings true for what you could get for normal rent. However, in some of the outer parts of the county this would be about $200-$300 more than what I could normally get. If I can get the section 8 rate it would be highly benefical for me to BRRR these properties because they are in a Opportunity Zone which would allow me to escape capital gains if I hold them for 10 years. What am I missing something?