how to fix my current home and purchase a 2-5 unit dwelling?

[Kim Maldonado]

sI always envisioned myself as a real estate investor from my early 20s' and during that time, I managed to somehow purchase my first home. I am STILL not entirely sure how I did it for no money ( I got my emd returned to me after closing and the down payment was covered through a grant). I knew that sooner or later, I would need to make some repairs to the home but I was just happy I had a place to call my own where the rent wouldn't continue to raise and I could avoid being homeless or over extended paying someone else's mortgage. That day to make repairs came sooner rather than later and my house is in dyer need of repair. I have been in the house 3 years but now the kitchen and bathroom NEED remodeling and it is NOT cosmetic (there are several seemingly expensive problems I can't fix myself! YIKES!) Considering house hacking, I probably should have opted for a 2-5 unit then but I didn't know about that at the time. 

Now in my late 20's, I keep getting offers to refinance ( and cash-out for repairs, possibly eliminating PMI), I am afraid to use the house as collateral for a payment I may not be able to afford. My credit is not the best and I am not really in a financial position to pay any more bills than I am currently paying. This is also why I have not just taken out a personal loan to repair the bathroom/kitchen. I also have been told I could cash out refi and buy a new house to live in, but I am not inclined to sell my current home and cannot rent it in its current condition, not to mention, I LIKE my house. Now while finance advisors like Dave Ramsey would tell me to pay off my debt, stop frivolous expenditures, and save money, my total debt combined with my student loan is under 10 k, (aside from my house and car) I have been trying to lower my debt for student loans and credit paying $500/mo, and frankly, I just don't have ANY extra money ( not even to save $250/mo thanks to Sallie Mae). It seems like my goal of being a real estate investor just keeps getting further away.

I keep thinking that if I somehow owned an 2-5 unit apartment, I could generate some cash flow and the units could pay for themselves. I'd kill two birds with one stone and could get my house fixed and be the investor I dreamed of being! With the cash flow, I could make the repairs on my current home but considering my current financial situation, I am not sure how to make this happen. Honestly, I am not sure how to make ANYTHING in real estate happen, I just know something NEEDS to happen. I absolutely need my house repaired before I can do anything with it I think and I don't want to sell it or I will have no where to live.

HELP! Any suggestions on what I can do? I need someone's advice so I can make a sound decision... or at least come up with a plan to get to my goal. I don't even know where to begin, I just see why Robert Kiyosaki said homes are liabilities now.