I live in Fl. where insurance is pretty costly but I am also investing in states where insurance seems less expensive.

If it discharges 5 foot from the building and there is a low spot running back to the building, then it is going down hill back to the building.

Based on my calculations, even with a low down payment, I can achieve positive cash flow (with aggressive enough house hacking).

i have much higher expenses and more headaches of course, but cash flow is higher.most major tier 1 or tier 2 cities should have significant enough rental demand to be able to implement this strategy pretty successfully. 

Add those people in by using County or Schoolarea population.Example:Town1:#ofunits/headcount= 300 units in the area/ population 3,000= 10 unitsper 100 people.Town2:5004,000= 12.5 per 100Town3:andso on.Doevery stand alone town in a 60 mile radius, or until your satisfied.You will get a High, Low and a average.

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

If things go sideways, you discovery greater rehab expenses, the market takes a turn for the worse, you can get in the red quickly. 

:We use the cheapest ones that they provide at Lowe's, our handyman installs.

Make sure you buy it low enough to make it worth the trouble.

Especially in today's high interest rate environment, a low income buyer is usually going to be better off renting than buying.