WWYD 120k cash Ohio

[Gere W.]

JV partner and I have 120k cash. What would you do with it?

Any deals out there to send my way? Located in Ohio.

Interested in: small multifamily (sub 5), small apt (sub 20 units), self storage. Limited by cash purchase price. 

I know markets in Buckeye Lake, Lancaster, Delaware, parts of Columbus, Sandusky, Port Clinton, Zanesville, etc. Basically the outskirts of main cities. Deals all over. Just gotta find em. 

Partner and I can rehab ourselves and are looking for fixer uppers for flips or BRRRR with cash. No rehab needed is great, sure, but with only 120k to cover everything, we're limited and I'm assuming our budget would only find us cheaper deals that need work/rehab.

Obviously, it depends, but how would you divide up that money? %? I'd say 90k for purchase, 20k for rehab, 10k for closing costs, commissions, fees, other mystery and unexpected fees and things that come up. Are my allotments too far off? Costs involved in cash purchase: purchase price, rehab, commission to both agents (unless off market), insurance, and........? what other costs am I missing? 

Might not use an agent if I find off market deal from wholesalers to save on commission, but fine using an agent.