If the latter, I would find 1 distressed property in a good-very good area and fix it up.

Background: I'm live in south Mississippi and have been doing real estate deals for about 13 years(rentals, STR, fix and flip...).

It's great to have you with us.. do you think you'll focus more on fix-and-flips or buy-and-holds?

It’s still a worthy strategy to force cash flow that’s rare to find in SoCal, especially if you can reduce the cost of construction by doing a conversion/using an ADU grant or even buying a property with an existing ADU In general, even if the ADU valuation matches your cost including grants, they are usually not worth it in southern CA in single family zones. 

So I bough it for $160k fixed up for $125k.

Do you want to buy and hold, fix and flip, BRRRR, wholesale...

Investment Info:Single-family residence fix & flip investment.

Buy your next property with all cash, fix it up with cash, and then do a cash-out refinance afterward.

Another one to consider is the FHA 203(b) if the repairs aren’t too major and you’re okay handling some out-of-pocket fixes.

What if she fixes the refrigerator 3 months from now?