100K, good credit, what would you do?

[David Sweatman]

Greetings BP Community!

I'm a real estate broker living in Raleigh, NC, and I'm looking for my next real estate investment.  

I have some experience flipping, 3 flips with cash over the last 3 years, netting 20%-25% (before tax) on each.  All three have been out of town foreclosures, but within NC.  Reason being, the market in the Raleigh area is so hot, and there's so much competition with flips and foreclosures.  Most foreclosures here seem to get bid up to and over the market value, without room for repairs, making it impossible to outbid, repair, and flip.  I'm told that most of the local flippers are using a buy and hold strategy now.

Anyway, my situation right now is I have $100,000 to invest, I have good credit, and I'm a real estate broker.  What investment would you make in my situation?