Right now, we rent a 3-bed, 2-bath house for $1300/month in a park.

I took a 2 bed 1 bath house and converted it into a 4 bed 2 bath within the existing floor plan (2200).

I am seeing section 8 rental rates on the 2025 FMR, the number is about 5k for a 4 bed.So is it just that I rent out a house that has the proper number of beds, and renters will be wanting to get the house?

College towns are usually gold mines for rentals, especially with a mix of 2-bed and 1-bed units.

Anything west of those areas (excluding Speedway $$$) will be D class, no new construction/flips, and I don't travel though. 

You cannot invest what you do not have.Initially before you invest, your success is measured by how much you have in (for instance) your Vanguard Money Market Fund, or an FDIC insured Money Market account, or stuffed inside your mattress, etc...

One thing every investor needs to be aware of: No real estate fund or syndication is FDIC insured.You may come across phrases like "the money is in an FDIC insured account," which only means the funds are held in a bank account, not under someone's mattress.

Comps for appraisal disputes typically need to be more similar (size, condition, bed/bath count), more recent, and /or closer in location than the comps used. 

Example I know "john" is looking for 3 bed 1 bath buy and hold do you I create a list starting with him

Even those of us flipping for 30 years, sometimes crap the bed.