What states would you guys suggest, I was thinking around the greater lakes region, or maybe Texas 

With house hacking, there is a simple rule in my opinion: The more uncomfortable you're willing to live, the better the numbers can work, the more comfortable you need to live, the less the numbers will work. 

Good examples to try to follow.From the above discussion, I now have some simple, beginner questions about taxes and bookkeeping.Example property:Rent: $2000PITI: $1200, CapEx: 5%, Maintenance 5%: Vacancy 8%: Prop Manag 8% ($520)Cash flow: $280In the bank, you keep the $280 along with the $360 from CapEx, Maint, Vacancy while the Prop Manag is paid to the PM.

Her plan is to get the absolute most she can from the duplex so I suggested seller financing.

Are you suggesting the Regs would not hold up?

Many people use their realtors or someone a realtor suggests.  

I did a simple calculation, they make millions a year from this!

Great suggestion @Savannah Holzer! 

Newer appliances, free nice laundry, 2nd floor, yard space, storage, clean bathroom, included heat, installed window A/C.Appraisal suggested the unit was worth 2,300 a month, which I felt was a bit high, so I listed it for $2,150 with no move in fee and a 2k deposit.

I'd agree with John's simple take here.