Fortunately it's actually pretty easy to get going (the lead generators will tell you otherwise of course :))  Your exact question was "I have about $20k that I want to use to accelerate the growth of my business, what do you all suggest I use it on/for?"

Unfortunately (or perhaps fortunately) I learned my lesson the hard way, it was expensive lesson but very valuable.

Then I sawa good deal on a North Hollywood property and got a hard money loan for it while I raise cash to develop...and working on a flip in Reseda that I am partners on with a contractor that's in the family...My family and wife's family are all in la and we are very fortunate to have them involved with us but I am involved daily and fly out monthly or every few months...my career is in energy so Houston is where I have to be until my rental portfolio can sustain my family lifestyle

., if you’re looking to take a more passive role in your real estate and want the benefits of diversification there are funds available to accredited investors that are designed to allow investors the opportunity for ownership of institutional investment grade property outside of CA that is occupied by regional, national, and Fortune 500 credited companies. 

Fortune favors the bold.

Fortunately I've been talking to more brokers than banks.

I've only had two delinquency in nearly 20 years, so I have been quite fortunate, but never saw a dime from either of them, and never will. 

Fortunate to get to do stuff I really like for a living but finding I need more time to do the things I love (family time, vacations, etc.)  

Fortunately, I got a hold of him and he is open to me helping him find houses, and eventually get his sister-in-law to select the house of her choice.  

Fortunately where we live, we can use public transit, and there are 3-plexes.