I paid 160K cash for that one, spent about 30k again and have it rented for $1,895/mo. 

Are you looking for cash flow, safe neighborhood or bringing a property out of the abyss to perfection?  

It's an area where some struggle (especially in the beginning), but it's certainly overcomeable - and it's something that can definitely get easier when you get more established, learn how to advertise effectively and build up a buyers list.To put it as simply as possible, I'd say it's ultimately a matter of:Buying the right properties in the first place.Offering a compelling price point (which usually isn't hard, if you buy it right).Compiling the information well (with good images and descriptions).Getting your listing in front of as many eyeballs as possible (and keeping it visible).If you're able to, provide the option for seller financing, so buyers have more ways to buy your property if they're unable to get the cash from another source.Does that make sense?

Purchase price: $12,500 Cash invested: $130,000 Sale price: $204,900 Purchased home and completed a complete renovation of the property.

I will add we took out a loan to buy the home for 20k along with extra cash to put into our home to make a "home office" out of the attached garage we never used except for storage so we added even more value to our 156k purchase.

@Robert Weissfeld, Yes, you can sell, cash out half, and 1031 exchange the other half. 

You could consider doing a cash out refinance of your current primary as an investment property with a dscr loan.From there get a low cost or zero down loan for your Primary.Use the proceeds left from the refinance to get your next property.There are so many different strategies.

Consider the following: - renovation cost, monthly expenses, potential rental income, cash flow, return on investment6.

Given your expertise as a contractor, you might find an investor willing to fund the rehab in exchange for a profit share or interest on the loan.Cash-Out Refinance:If you own other investment properties, consider a cash-out refinance to pull equity from those properties to fund the rehab.I work for Aslan Home Lending and we have a HUGE variety of loan products, including the ones mentioned above.

One to continue my business out of, and the other to retain for cash flow.