40k to Invest as a 23 year old with no job

[Brandt Moore]

Hi everyone, 

I recently left my 9-5 engineering job in July, and I finished my first flip shortly after that. I'm temporarily living in Missoula, MT for a couple months before moving to SoCal. At the moment I plan on continuing my engineering career once I move to California, but I'm not sure if I have the patience to hold off on REI until then.

I have enough in reserves for living expenses for awhile on top of the 40k I have to invest (I kind of lucked out on a successful first flip), so I'm wondering if anybody has any ideas of what I should pursue. It's difficult for me to get a conventional loan without an income source, and I don't have much of an investment history for a HML.

I'm interested in fix & flips, single-family & multi-family buy & holds, and just about anything that would make a profit. I was thinking about attempting to do a quick flip in Missoula while I'm here, but I think I would need cash in order to make the turnaround quick enough. 

Any ideas, advice, or contacts would be greatly appreciated.

Thanks in advance!