You'd be surprised what people will live in, especially long-term owners/tenants who tend to neglect basic maintenance.

Basically I am trying to take this 21k & figure out the best way to put it to use to make more money with another home purchase & flip, tax sale & flip, or any other method. thoughts?

Are we not considering something basic?

I understand I have a long road ahead of me simply because I'm basically starting from the bottom with little money.

But only outside your comfort zone is where your future and success lies.That said, I highly recommend using the awesome tools provided here on BP to learn the basics of analysis and underwriting.

Lare corporations have a duty to protect the consumer and that is not happening here on a massive scale.

Whenever your insurance company gave you the money, they gave you the amount of damage that has sustained, that basically replacement cost of the damage. 

They basically get cheaper rent (per sf) than the upstairs because they are doing the work and taking the liability off of me.

In both cases these guys are basically 9-5 employers that have some money left in a previous 401K and wish to get stronger returns, which is what I am offering.

It's basically the BRRR strategy but on a larger basis.