If you want to do Section 8 you want to be in the ghetto of pretty much any major metro area.

Keep in mind a few things - many major markets currently have a glut of multifamily projects so you may be competing with large apartment complexes with amenities offering incentives in a competitive market. 

All geared towards the MRS. who as we know is the major decision maker..

Most likely yes.)As a buyer I might say something like these 4 major items add up to $3,500.

It’s true that you should be more diligent with vetting tenants - cash flow is great, but a destructive tenant can burn through it pretty easily and put you in the red.

I don't want to be the bearer of bad news but I truly believe starting with a single as a rental is a major mistake.

Most serious and qualified tenants are searching on the major 3rd party platforms you mentioned + realtor.com, redfin, and a few others.Apartments.com & homes.com are owned by the same company and may offer some additional marketing options.Another strategy to consider here is social media - video marketing.

But I think the majority are not adapting to say the least. 

Fun fact, we have the lowest unemployment rate in ant top 25 major city.

Admittedly, pricing will often account for any major items, and I don't believe this is true in Sandy Springs, but there are some areas that an interstate cuts off a small part of the neighborhood, and so labeling the neighborhood as "good" may be true for 90% of that neighborhood, but if you are in the 10% that is on the "wrong side" of the interstate, it can be a totally different market.