What would you do with 320K?

[Josh Feit]

I have 320K in a 1031 exchange right now. This came from the sale of an income producing duplex in Atlanta, GA.

My experience is in LTR here in Atlanta, and STR up in the Smoky Mountains. I have also done a couple of rehab and new construction projects. In addition to these asset classes, I've also been looking into small mobile home parks and some small commercial deals. I've looked at a ton of properties, but so far I am not all that impressed with anything I'm seeing.

Ideally, I'm looking for something not too far from Atlanta, GA, though I am open to other markets if the right deal comes along. I'm wide open to ideas, and I always like a little value-add in the mix. I'm looking for your best creative investment brainstorms given the current market conditions.

So my question -- if you had 320K, how would you invest it right now?