The SubTo community has become bro-fueled tupperware sales and Acme/Avon downlines.Anything creative is best done with complete transparency and the entire premise of SubTo is not transparent.

- The market is in a little bit of a lull right now (buyers market), its a great time to buy, but slower time to sell (my primary business is flipping houses) I can supplement my flipping business by providing project management services/consulting, helping investors find discounted properties, etc. etc.

I think we have the option of taking out a heloc  and begin to invest elsewhere.The other idea , that I was thinking is paying off our primary residence which we owe 425k.

And using the process buy a new property or properties that you also intend to hold for investment use.The issue for you might be that you purchased this property with the primary intent of selling. 

These are the primary factors that will guide your choice of market and the type of deals you'll pursue out of state.Investing out of state can be tricky.

I completely renovated the primary and guest bathrooms.

If the other two parties want to flip a house maybe they can do just that as partners and then sell you the house which you can buy with a primary home loan with low down payment.

I was preapproved with that amount before, but it was for a single family, primary residence about six months ago.

Moreover, is Gainesville your primary investment market, or are you open to other metro Atlanta markets? 

@Carl RowlesI recommend a HELOC or Heloan on your primary residence or the rental if you have enough equity in either.