To help you with your search I have included two maps.The first one show the vacancy rate at the tract level.

I've found that a deep dive into the neighborhood or suburb, usually down to the census tract level, will give you the best indication of the caliber of the specific area.

I have a lender that will do Zero down, no MI and low APR for what is called a census tract loan up to $510k - these properties usually in areas that are up and coming but its designated by a street to street basis. 3-5% down up to $759kGood luck keep me posted interested on what you find.  

Unless someone is well established in their business, I would start small until you've got the money and assets to digest those kinds of fees. 

Well my first thought would be states with no income tax,Second possible oppurtunity zones, (legislation is currently stalled as of 22 March to include more census tracts)third asset types, I like multifamily 4-20 units, sfr portfolios 5-10 or ones you can cherry pick.then to markets Memphis is a good rental market secondary market like desoto county, bartlett germantown etc.

I'm interested in a 61 acre tract for $8k It's a struck off property 

I am currently getting ducks in a row (aka getting the funds together) to develop a .5-acre tract I own, with power and sewer (not a huge cost), and then electricity.

@Nawzad BabirySo far, 90k as I sold land off the tract, original purchase 140k, rented from day 1 for 900 a month.

I did buy a cool 4 acre tract in Rohnert park for path of progress.. and that one is paying off end of this month..

Since becoming a member of BiggerPockets, the only emails I've been receiving are the daily alerts that I ask to receive as well as a weekly digest of interesting articles published during the week past.