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. 

@Brenda Pursleyhi. welcome. happy to help.there isn't any cash flow right now in long term rentals due to interest rates being where they are. 

You should know how you can contest your assessed value, especially if you are buying the property for below current assessment.You should understand if there are any tax abatements available today or in the future.There are real estate tax consultants in basically all major markets, or your real estate agent can likely help with some basic questions, as well.

Are you looking for income today, or are you more interested in long term growth?

HELOC is not what it used to be because HELOC rates are so high right now.

I've spoken to a few lenders, but they are not allowing a seller carry for any of the down.

@Muhammad KashifNo shame in that.

I obviously pay per listing but the features and automations are not even worth it even if you paid the per unit cost I pay. 

here is the situation. i left a really good paying job to take care of my 81 year old parents because my dad is chronically ill and my mom is almost there. i wont go into too much detail, but my sis doesnt help them. ill leave it at that. we have a person who comes twice a week to help with cleaning and other household tasks. i carry the bulk of the weight cooking their meals, running errands, grocery shopping, picking up meds, and taking them to dr appointments. its a full time job. i get a small salary of $1000 a month from a care giver sub contractor for the VA. ive been paying my bills with what savings ive had, but only have a few months of funds left. i own a duplex. i have over 200k in equity. i live in texas and texas has weird laws about refi and heloc/heloans when the property is 4 units or less and owner occupied. i would rather not sell, but if thats my only option i will have to at some point.does anyone have any advice or possibly be able to point me to lenders who might be able to work with my situation?

At one time they were trying to figure out how  to finance a $10,000,000 roofing and siding project but got bogged down with attorneys and all the mess that goes along with a project that size.