Need advice on what to do with Up to 200K

[Jadan Williams]

Hello bigger pockets experts, I currently live in california but will list my house for sale within the next couple months i want to use between 100-200k for an investment but not sure how to go about it. My original plan was to find a 4 plex in california buy using fha loan, move out after the first year and generate cash flow and appreciation, but after looking at properties it became clear to me that’s not possible with todays market and interest rates. I now am looking all over the country, thinking of trying to find a duplex that’s has land where i can add more units in the future, or just a small apartment building, honestly I dont know at the moment just wanted some feedback from people who know more than me