In an instant a lack of consistent jobs and earnings has been juxtaposed with an inheritance IRA that is close to 200K.

If you have a good builder that you trust you can have instant equity when the build is done as you probably know.

If you are set on rehab, get a per ft price for painting and flooring (easy/instant rehab quote) and only look at options that need light remodel.

If you want instant equity (quicker build net worth) then I recommend buying local fixer-upper and managing a rehab.  

It causes people to think and it gives you instant credibility with that person.

Zelle is my favorite as it is instant and free.

They also have a google group for near instant helps.In short, deals are out there even today. 

Find a bank, the one you're working with or another like it, that will transition one or more of your properties onto a first lien HELOC.The HELOC will replace the mortgage; the "refinance" into the HELOC will cost a lot less, giving you more capital to invest; and you'll have instant access to cash if you want to buy more property.

If you stretch it out to the full year, or at least 10 months and then don’t close until you’ve owned 2 years you’ll save $12k instantly in taxes.

Purchase price - $99,000Rehab estimate - less than $20,000Total invested - $119,000ARV - $170,000I will BRRRR to pull out my entire investment (purchase + rehab costs).Instant equity from day 1.