As a brand new investor, if you are to use Direct Mail, you need a response system if you can't answer the phone all the time.

Also keep in mind in general crime is up, so think about security systems if it is a concern.Although this next statement probably won't make you feel better, but not all crime is reported. 

Interesting niche and I have started sizing the market here in NJ for some of the bigger schools.I'm work in a highly customer-facing, funnel-driven job so I'm setting up a LAPS system for myself.

You don't need to invest in the same state, you just need to set up systems that can help you manage out-of-state (and choose a favorable market like FL where regulations aren't changing anytime soon).

Then, you also have your continual Capex reserves, i.e. a new roof will still wear out in about 25 years, or a new HVAC system about 15 years.For maintenance, it is always a best guess, and percentage is about all you can use, but similar to Capex, the situation needs assessed: lots of trees, expect 2x per year gutter cleaning.  

Does anyone use or recommend a system for the WI version?

I think there are 2 factors in place. 1) There is a lot of money in the system and 2) Higher mortgage rates will price many people out of the market.

I use the Zillow application system which includes the applicant giving names and contact info of past landlord and permission to contact.

front yard renovation. removed all bushes and trees and placed rock and garden also added a water filtration system inside the home

Also added camera systems to keep an eye on things.