Our current manager is in Huntsville and it is becoming clear that we need someone more local to Cullman who can be on top of showing our listings and taking charge of maintenance and repairs as needs arise. 

Are their listings detailed with good-quality photos?

For pricing- take a look at listing nearby your home on furnished finder and FB marketplace to determine what market rents are and the features and amenities being offered. 

In this manual (which I assume could be modified to provide to tenants) I include all the financing information (which you would not include for tenants) bank accounts, mortgage accounts, payment information, and mortgage payoff), a list of the contractors, what each contractor does, a list of upcoming planned or necessary repairs, and a copy of all leases associated with the property.

For each property listed through a Section 8 website, over 100 requests for application are received within the first couple of hours.

I do an AI for REI seminar and just discovered a new tool I'll likely test out soon. 

If I used the HELOC, the investment needs to generate >9%.I recognize there are many variables not listed here but would love to hear from more experienced investors on more generally how you think about using cash vs. home equity to grow your portfolio in the current environment. 

I'd pass OR get it at a no brainer price which we are actually able too in some instances, even if it's listed.

One day a trend not make, but yesterday I have a listing that had a shockingly high number of showings, like 10 days worth of showings, and I also showed a buyer client a property that has been on market for 30 days and now has 3 offers on it.

If you are going to self manage you will need to build business systems and get a list of reliable vendors.