You Rock!! 

Anything that I should focus on from the start, or instant red flags that are show stoppers?

I think it is a red flag that she wants to rent your place 3 months ahead of time, unless you are in a very hot market. 

It’s also young — the average resident is just 33 years old.Like much of the area, North Las Vegas is a landscape of contrasts, where pawnshops are as common as manicured golf courses.Squat and basic housing complexes sit just miles from more luxurious homes with grass lawns — a rarity in a community where yards of rock and of desert are the norm.In a fast-moving market, many can’t afford to buy at all.

Do I rock the boat and ask for more money or hold on to a good tenant?

You'll notice as you go South and you research Red States laws are more in favor for Landlords and Property Taxes are more manageable..  

If a prospective tenant is in a rush to move, usually it's a red flag unless they tell you upfront why they need to move.

That is a red flag to me. 

3 red flags:1. 

For example, HAI in one of the markets I'm looking at is 245 . is this a red flag?