I think there's a path to refinance that would flip me into positive cash flow, but I'm coming up short on ideas. 

I'm not familiar with your market, but here are some thoughts:750 Sq ft is small for a 3/1.Interior looks like a flip but it seems like it has been owned by the sellers for a long time...so maybe not.They have been trying to sell this property for 6 months and have reduced price. 

We should discuss maybe partnering on a flip if you want to!!!

Whether it’s sprucing up a property with a few renovations or doing a full-scale flip, a good contractor can make all the difference.

The fact that you have already owned and sold a rental property gives you a great experience to start from.In terms of the best place to invest - that is whatever place meets your criteria, goals and investing style.Personally flips have not been working as well for me lately, but when we get the right BRRRR deal those are still working well.

BP has various tools to help you analyze your deals (rentals, flips, wholesale, etc). : https://www.biggerpockets.com/investment-calculators7.

Building up a rental portfolio, flipping, wholesaling? 

Hi Michael,I’ve done a few flips in NJ and used a lender once, the others were done in cash.

I have been on New Western's deal list as well as another bigger local company and everytime I underwrite these deals there is very very minimal left on the bone let alone contingency funds for going over budget on the flip...

Finally, BP has various tools available to help you analyze your deals (rental, flips, wholesale, etc), feel free to use them: https://www.biggerpockets.com/investment-calculators Please let me know if I can help, and best of luck!