What would you do in my shoes?

[Frank D'Amato]

My first post!

My experience:

Fix and flipped sfh in 2012. Made 27k, ~25% ROI.

Fix and Flip sfh in 2013. Made 7k. ~5% ROI.

Bought a rental sfh with two partners in 2013. Earning ~13% ROI/year.

current Situation:

I'm in the middle of fixing up a new house that I'll be moving into. Once I'm in, I'll be selling my current house.

Assets:

Once my current house is sold, I'll have about 40k in cash. In addition, I'll have 135k in my new house (ARV). I'll own it free and clear. Other funds: I have access to about 15k on an insurance policy (~7% interest) and room on cc's (around 30k--I have been financing my deals using 0% apr promo offers for years now, which seems to work well for flips.) One issue is that my regular job is only part time, and I earn about 12k per year, so conventional lending is difficult.

So what would you do from this point to build long term wealth? I'm still living kinda poorly, trying to keep all my money available for investing. I'm considering lots of options--buying a tri plex or four plex, or other means of stable income. I've been doing one project at a time, but I think I'm ready to start doing multiple deals. Do I have enough cash for that? Do I Moving towards foreclosures? One issue I have is that I've been buying and selling off the mls, and while that seems alright, it also takes months to land a workable deal in my market. (Louisville ky). So that stretches out the flip time. Tax liens? More rentals? SBA loan for more money?

I'm wide open to suggestions.

Frank