Buying Advice needed!

[Kayla Carson]

Hello Investors! I am just starting out and need some advice on what my next step should be. 

background: I bought my first house in 2018 near Portland OR. It was a terrible buy as it's a 40's concrete house, 700sqft, and IMO rehabbing a concrete house isn't worth it due to poor insulation among other things.

I have around $60k saved and am frozen on if I should pull the trigger on a deal in OR where prices are super high and use financing to rehab a buy and hold rental, or go out of state where I can buy something for cash and rehab that for a buy and hold rental. 

I'm great at networking and making calls but I just don't know where to start!