It’s just going to slowing increase with inflation.  

Just sent them a rent increase notice every year.

This is where your focus should be, not buying section 8 rentals or focusing solely on increasing your portfolio by 2x, 3x etc.

You can likely do this with your savings rate (that will likely increase) and age. 

Use softwares like AirDNA and Pricelabs to get an estimate of what you could be making and see if it's worth it.

.- >65K in rent collected- having someone to bring in Amazon packages when it is raining outside- generally having someone to watch over the property when out of town oftenI think the headache is worth it.

Whatever you decide on your next investment, Little Rock is a strong contender worth considering.

Are there any house at that price point that would rent for $1200-1500/ month with 20k worth of updating?"

Relative AffordabilityDespite recent price increases, Buffalo’s housing market remains more affordable compared to many other U.S. metros.

Zillow is saying the house is worth $90k but recently a tree went through the back end of it and I was hoping to get some information on possible ideas or suggestions on what I should do about the situation.