I definitely agree with the selective work to scale, though I did just about everything to get mine started, can't beat sweat equity!

With a little sweat equity it will be worth about $200,000-$210,000.

That might mean getting out and making a deal so you are sweating the details, or having to figure out the right search terms and the right questions to ask on the forums.

It’s a great short term play but typically includes a lot of “sweat equity.”If you have a full time job and a family or just prefer a more passive approach, the turn-key route may be better suited for you.

Based on what I've seen, I think the best option would be to wholesale/bird dog/sweat equity with a seasoned investor in the area.

Buy another light fixer (to add sweat equity) or multifamily (for extra cash flow) and occupy for 12 months. 

As others have said, the returns may be “lower” than what you might achieve if you put in some sweat equity on your own, but you have to have the ability and desire to put in that sweat equity in the first place.

After a year, assuming you have saved for another DP or can pull out sweat equity, you move on to the next one.  

You might consider finding a property you can put sweat equity in instead of buying something new. 

Also, depending on how much work you'd like to put into a property, a 203k loan might make sense to add sweat equity and have it financed.