Looking for north NJ, TX, FL experts

[Raz Francesco]

Hi everyone, I recently retired from the Army with total disability which means I'm fully Exempt from property Tax on my principle residence in NJ TX and FL (I heard they dont care if you rent after you lived in for some time). I am looking to buy a property using my VA loan live in it , renovated it and later on rent and refinance it, basically BRRR

I'm pre approved in NJ for 400K, in TX and FL for 600K.

in NJ I'm mostly interested in Essex county as long as it near the train to NYC. I like Fort Lee/ teaneck too, but seems harder to find deals over there. In TX I love Dallas but super competitive and far from me. In FL I was thinking of Orlando.

Does anybody have recommendations on how to take advantage of my property tax exemption and VA loan? What cities/areas you'd recommend to focus on ? Considering I can deduct the PT, cashflow should be better.

would you recommend TX or FL over north NJ?

Thank you for your advice !!!