buying a rental first or wait till i buy a primary ?

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hello,

i have 175k for real estate and putting aside 105k for a duplex with 15% down financing conventional in my home state NJ with the goal of living rent free or close to it. 

use the 70k plus for a rental single in a growing state financing with it under a LLC in the same year. Would it be best to buy a rental 1st? i know this will affect my DTI both front end and back end but its a tuff market in NJ.

want to use the funds for RE while rates are this low and about to skyrocket. 

Which path makes more sense to do in regards to financing and reaching the goal of getting the two props with these funds?