Newbie investor Indiana needs a jump start

Hello everyone

I wanted to reach out for advice as to where I should start building my real estate portfolio. I have been in the mortgage business for 13 years and am looking to begin investing in real estate.

I have about $40k saved and will be using this money to get started.

I have been going back and forth as to where to start. Do I leverage this money as down payments for multiple rental properties or pay cash for properties that need rehab. I would like to try and fully maximize this money the best I can. I am open to buy and hold properties as well as fix and flip. My ultimate goal is to have a mix of SFR's, multi family, and apartment buildings.

Also do you have any advice on tax surplus sales? Is this a good avenue to wholesale properties to investors, buy for rentals, or just a waste of time and money.

Thank you for your time and I look forward to your answers.