What to do with $65k in Phoenix, AZ?

[Account Closed]

I am a newbie investor. I will soon have $65k from a cash out refinance from a property that I inherited and am now renting out. I am interested in BRRRR method, however in the market I am in, I would probably need 200k-300k (which could take a few years) to BRRRR a 3/2 single family home. I am wondering if I should invest the 65k into the stock market and just save up more money from my job, or if I should just buy another home in the next few months-year using the traditional method and use the 65k for down payment and rehab. I am worried if I wait too long that the market could continue to increase and I would be behind. I am quite new and I haven't made many connections to get great deals.
Buy and hold investors, what would you do with 65k?