I know interest rates are as low as they've ever been so at least I have that going for me.

Ive done a deal for as low as 1,500 and as high as 30k.

Long term capital gains can be as low as 15%.  

ALL the homes were built in a factory.. transported there and erected in less than 5 days.they are factory built but not in the style we are thinking of a box mobile home towed down the road.Or like we have done in Oakland CA over the years.. predominantly low income areas were we provide a new house.. but stick built is not feasible so we drag in the manufactured homes.And trying to get a RE agent to lose his license is pretty tough.. unless you just are plain mean.

If you know what you are doing to that level just get a license and do it legal so you can be absolutely sure there is no risk involved for your future tenants. 

It's kind of low inventory right now and it's kind of a seller's market and most prices are high and cash buyers are getting the deals.That does not mean that there are not any deals out there.

you have a lot of options at that price range. jersey city is big and it is divided into different areas (high level): newport & water front, downtown jersey city, journal square, heights, greenville and bergen lafayette. for your price range, it might not be easy to find a good cash flow place in downtown or newport. you can check out multi family house close to the light rail in the heights; also places in journal square close to path station. also there are some places in greenville or bergen lafayette that have easy access to bus and light rail but you should do more homework if you want to house hack there. it varies street by street. 

Of course, you want to go with a turnkey provider (if that's the route you go) that keeps annual maintenance costs as low as possible, but there will always be something big that needs a repair when it comes to a long-term investment like that.

I'm not sure how long the tax rate will stay low. 

I can see also why your choosing to do flips in that area as price points are low for San Diego.