Seems that you are most focused on property taxes at the moment, but all of them really need to be evaluated for a complete picture. 

Unless you have discovered some hidden jewel, the traditional second home locations have all turned stale.

Alabama - super low property tax but the rents are lower as well but all in all a good cash flow state.  

Some need to sell and will let you take over the mortgage while leaving a bit of equity.

If you don’t have a backup plan, you’re in for a rough time.I don’t say any of this to scare people off—I’ve navigated all these challenges and built a great portfolio.

I started down this path years ago, taking our pre-existing lease and adding on and adapting it to this utilization.

Quote from @Benjamin Sanders: Hi all,My wife and I made a last-minute offer on a rental property in New Albany that is in a flood plain.

Yesterday I found out that my old neighbor who moved away to take care of her father, inherited the house next door upon his death. 

Some will do but they tend to be far and few in between and the terms are not very desirable at all.Another options is to take down the properties with a bridge loan. 

The biggest reason I would advocate for mixed use is for the reasons you mentioned, the leases are longer, but also the general "issues" around tenants on the residential side don't come into play as much or at all.