Although we are starting to see a lag as inventory has reached 6 months.

It can lag a bit when there is less turnover, such as in the past few years, but overall it's pretty good.  

As market rents go up, they often lag as well so just know until they approve the rent you are asking for it isn't approved. 

Rental comps and rates often lag a little bit behind the buying/selling market.

I am sure there are some good ole boy loggers cleaning up in MS LA GA AL FLA

I'm using a combination of : - Zillow estimates : these seem to fluctuate quite a bit, so not sure how much to trust the "ZEstimate"- Craigslist : just look for postings in the area and use photos to get an estimate- Rentometer : usually seem to be pretty good, but does seem to lag a bit Any other good tools you guys have found ?

If it were in CA you would have the same time lag as normal to raise the rents to market rates or get the tenants out 30-60 days depending on various factors.

However, I think as a long term investment, the appreciation should only lag a little behind HSV.All in all, I'm bullish on investing in Athens. 

This supports my claim that increases in rent typically lag a few months behind increases in real estate sale prices. 

Real Estate tends to move in a lag as a result of recessionary and deflationary (prices going down) pressures so these effects will not be see the full effects for months, even years.