Have $40,000 to spend, what I invest in?

I have a bank line of $40,000. My interest is in cash flowing on property as I do not want to hold a “job” and this will add to my other cash flow.
I am interested in rehabbing, but would have to hire almost everything out. And I am in the Dallas area, from what I can tell , it takes a few months to turn a property adn we are in the mid of July already.

I am interested in cheap rental units to cash flow off of and hold for the long term. The problem is in Dallas, to cash flow I would need to find duplexes in the $70-90 range and these are mostyly in “sub par” neighborhoods.
I have been looking on loopnet for apt buildings, but trhe down payment would wipe out most of my line and besides I dont want to put all my eggs in one basket so to speak.
What should I invest in?


I have some questions:

How long have you been in real estate?

How much experience do you have?

How long have you lived in the Dallas area?