I saved $10K. What are some realistic options?

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Hello BiggerPockets,

I'm new, but I'm hoping to become a regular. Some quick background on me, I'm in my late 20's, single, work long hours, and am currently purchasing a single family home. I recently refinanced my property to a 15 year loan. I owe a little under $80k and it would probably sell for about $150k in todays market. I could maybe pay it off in 3 years and collect rent on it for the rest of my life. I'm currently renting it out for $950/month. However, due to the interest rate increase we are currently seeing I figure that some people with variable interest will let their houses go. It's an unfortunate situation, but also my chance to get a steal on a property. I've thought about buying really beat up houses and renovating them to rental properties, but like I mentioned earlier I workj long hours. If you are me and have $10k what do you do? Do you wait to save up more, or do you try to invest it? If so what options are there with $10k on hand?