What are some decent areas with low property tax and high occupancy rate?

@Dion DePaoliWe do work almost exclusively in low value band assets under 125K values.

As we first hand see the demand for student housing with a low supply of affordable options in the area.

I suspected fraud as the property was too nice and the rent was too low. 

Price of entry is high, rent is super low. 

MLS is priced aggressively and nets no profit (flip) or cash-flow (BRRRR) unless you low ball. 

Keep in mind the brokerage that just offers low desk fees and a nice office doesn't have a direct correlation to the training you will receive and value you will get for the cap you are paying.

I know the entry point is low but is the cashflow there?

Don’t know if vineyards have good ROI, but I do see several vineyards in southern Jersey when I drive in that part of the state. 

Start with your primary, rent out any spare bedrooms "house hack"Use that to practice upgrades, kitchen, bathroom, curb appeal... etcNow you have experience as a landlord and flipper, use that to buy a distressed propertyAdd 40% equity to the property through home makeover, refinance into a low cost mortgageNow you are cashflowing a healthy margin on a second property, use that to build equity over time, cashout later and buy your duplex/quad.If it's going to take you 10 years to save up a down payment for a small apartment building, yeah it makes more sense to start growing your portfolio with cheap SFR flips instead.Every market is different, every borrower is different, every property is different, it would be ill-advised to recommend anything without recognizing the individual's nuanced goals and objectives with their next acquisition.