I understand that I could paint them.

I usually look for minor value add opportunities, like paint, drywall, and other cosmetic improvements that can quickly make properties much more appealing.Best of luck investing!

On paper it looks like really tight margins, but if it's more or less walk in and paint, there might be an opportunity. 

Examples of these categories would include things like foundation, painting & flooring, windows, bathroom, etc.

Fenced in yard, and a detached 2 car garage(that needs to be scraped and painted).  

Now these are the options lets paint a little picture... when it comes to market investing, holding for a long time no matter the risk/reward of the stock, usually equalizes the return because over a longer holding period the ROE usually ends up in the positive.

I do have some large projects in the pipeline which could increase that number by another 100K or so but its safe to say low 300's and I will have a tax bill of about 50K this year so ultimately it is very safe to say I am liquid for 250K right now that I'm ready to invest.Due to my job I have access to subcontractors of all trades... roofing, tile, granite, flooring, paint etc at pretty much cost (day rates of the actual laborers).  

Offer to help them for free with whatever they may need in their business (be it organization, finding deals, marketing, painting their flip, etc) in exchange for their mentorship during your first deal.

Someone to go in and make repairs on this rent ready house which started out as a simple few broken things and a bit of paint so maybe another $1000.2.  

It also appears to need new flooring throughout, new light fixtures, and paint.