if you had $170k at 11% for 5 years how woud you grow it???

[Blac Bird]

I am looking to use funding circle term loan to buy properties for cash (to get discounts) and then 6 to 7 months later do a cash out refi with a bank, so i can buy hold. my only challenge is buying $80k properties for $35k cash , keep the repairs no more than $15k and take on a new mortgage loan no more than $65k and rent it out. so far this is the only way i can see making money using this type of loan..Any other ideas?