Section 8 comes with benefits like reliable government-backed income, potential tax advantages, and lower vacancy rates.

It has more reliable tenants (some of which even fix the property up), more stable and predictable appreciation, and just over-all less work.

Look on zillow and see how long houses are listed before renting (but be aware that zillow often doesn't know a place has been rented so their numbers can be biased long).If she has been a good tenant and paid reliably then I might offer to split the difference and go up just $100.

They also usually are more energy efficient as the water is heated as needed and not heated to store in a tank that might not be used for many hours and tanked heaters typically have heated more water than needed (and this is desired because running out of hot water is a bummer).I do not want an annual maintenance effort as large as descaling a tankless water heater at my rentals.  

Given your experience and knowledge in this field, what is your opinion on the credibility of the reports from STR Insights and whether they could serve as a reliable resource for information.

There's nothing wrong with doing virtual walkthroughs in my opinion IF you already have a relationship built with that broker AND you have a good idea of what you're doing.From a broker's perspective, if I'm spending my time, energy, gas, resources, network, analysis, etc. on a client that is either not making serious offers and/or is spending more quantity vs. quality - then I may be averse to walking every single property.

100% agree @Jabneel Springer.If you are fairly near Alpharetta, I know of a large and reputable community that can help you with reliable resources. 

Firstly, research strategies for remote management, like reliable local property managers.

Sensi Touch 2 Smart Thermostat with Touchscreen Color Display, Programmable, Wi-Fi, Data Privacy, Mobile App, Easy DIY, Works with Alexa, Energy Star Certified, ST76, C-Wire Required, New for 20234.4 out of 5 stars 167300+ bought in past month$156.62$156.62 List: $209.99$209.99FREE delivery Tue, Jan 9Or fastest delivery Sat, Jan 6Works with AlexaI just looked up lockable smart thermostat. 

I’m assuming you obtained this 6.4 cap rate from reliable sources such as local commercial brokers, bankers, other investors.