A few things I noticed (1) you didn't include gas in your expenses (2) management expense at 6% seems low - I've used companies <10% before and I paid for it (3) billing back utilities via RUBS (Ratio Utility Billing System) is a legal, extremely economical way to bill tenants their fair share on a master metered property, however, make sure your state statues support it and is fairly commonplace with your competition. 

Your purchase price needs to be low enough that a Flipper or a Landlord would be willing to pay you an assignment fee for the right to buy the contract from you and then close on the property under the terms you negotiated.

Speaking with investors who have experience in multiple midwest cities the bar in Milwaukee for landlords is actually quite low.

You're borrowing money, and with a HELOC, at very low rates, it's super flexible funding and as cheap as money gets.

Properties are cheaper in Birmingham and cash flow a little higher than other markets due to low property taxes, cost of living, and cost to repair/maintain.

I did find this deal off market using driving for dollars It’s a very low loan amount of $10,000 and I do have it in cash buyer committed to purchase the house.

They’re asking about $2700 an acre, which is low for what other properties go for in the area (min $4k+/acre).

I would suggest age 50 or 60-89, 20+ year ownership, single family home and specify a home value range.You can also specify Low Financial Stability Scores to find people who are more likely to be motivated sellers.

Does it make sense to invest in other states with low property taxes if you live in Texas? 

The point of house hacking is to get owner occupied financing and low down payment options to purchase a property.