ITs certainly in the ballpark but I think you can do better most likely - especially with your experience of owning five rentals - certainly some options here on BP to shop around - but the rates and points seem a tad high - you could probably secure something with both a lower rate and origination (and potentially no appraisal cost as some Hard Money Lenders don't require them)

I'm at a crossroads and need some advice from those with experience in real estate.

I have no experience with flips or BRRRs and don't want to use all my equity for low cash flow right now either.

You guys have to do your research on credit so you better understand why they do things the way they do and, not just post on forums like you had a bad experience with a company...

My experience (pre-Covid) with section 8 was there were A LOT of people searching for homes with their vouchers but a shortage of landlords either qualified or willing to accept Section 8 tenants.

Anyone have experience with this process and any advice?

Finding quality tenants requires a lot of experience and takes a lot of time.

As much as I get tired of reading @Joe Villeneuve saying % is a lie and will mislead you, he is correct in this regard. 

I have read on here that hiring a property manager for out of state rentals include the service of them collecting your rent for you.

These are packaged up by brokers to look pretty, but make sure you read the fine print before you ask that girl to dance.