Take the money with you and buy a duplex or fourplex in Texas if you can stomach it.

A state of Desire is a persistent pit in your stomach and a splinter in your mind.

If you have the stomach for some risk, you could maybe through $50k into a development deal, a couple hundred into value add deals, and some into stabilized deals, etc...Just a thought(s)...

Many people don't have the stomach to flip, only they don't find that out until it's too late.  

I felt "shakey" during the conversation, and sick to my stomach.  

The reality is some of the people getting in on an appreciating market will get in too late, lose equity, maybe not have the means to withstand a down market or do not have the stomach to withstand loosing much of their equity, and sell during the down turn often at a loss. 

If the numbers work with an outside caregiver helping (a fourplex or larger makes that likely) and you can stomach the occasional lengthy eviction process, I personally feel it's a great idea imho.If you decide to invest in Utah I am a very experienced Landlord/investor here and I'm happy to chat more about that as well. 

The "legal" prescriptions available to treat my Degenerative Disk Disease and Spondylolisthesis would leave me unable to get out of bed, sick to my stomach, and even worsen my pain. 

If you don't have the stomach for that risk, the other option is certainly wholesaling, but don't try to market it if the contractors come in above 20K.I don't mean to be all doom and gloom, so all that being said, if your contractors come close to your 20K initial estimate you might have yourself a deal either way.

Not everyone has the stomach for that market, but we're learning every day and still moving forward with it.I'd like to also point out that for the first 5 years of our investment plan in STL, our strategy is strictly cashflow and for that phase of our strategy we don't really care if those properties don't appreciate a penny in the next 100 years.