The next step would be to further examine your spending habits and create more investable net income by cutting other expenses.

It's a good stat for Joe fo sho, but I would be curious to know if ANYONE with a non-section 8 tenant has been used gifting to cultivate long tenancies at market rent.It's also worth noting that Joe's a stand-up fella, produces BEAUTIFUL homes, and is willing to pref housing voucher holders (or at least not overlook them), which also goes a long way in keeping your relationships with tenants on a top tier.

Good areas vs bad areas is a different question and takes stats out and adds opinion & perception.

I don't like the stats of the city and there are a lot of other cities that have higher cash flows and more straightforward investor dynamics.

While we are good on your two stats in Oklahoma historically our property insurance is a bit on the high side due to Tornado Alley. 

Have your Realtor provide you the market stats for the area so you can see for yourself what is happening, and compare with other nearby areas with similar housing.

Get it inspected and examine every bit of documentation yourself.

Can you put out stats on your local market more frequently?

If the manager places any warm body, the stats may look better but the results may be dismal.

Furnished finder also has good stats at www.furnishedfinder.com/stats that may help.