Must move out parents house with 20k

[George Gipson III]

okay here is the situation I live with parents along with my fiance and dog. We moved in about 8 months ago to save for a house. over that time I became an real estate knowledge seeker. So now my advisor cousin says when are you going to start taking action you buying all these books lol. Should I buy my own house 1st then start thinking about buying a investment property(Duplex mainly) ? Or should I try buy duplex then my house? I don't want to house hack cause mainly my dog is not the best with strangers and need plenty of room to run without me getting a lawsuit. Also I moved in my parents cause I was tired of apartment style living. I want a farm with my house and plenty of space to store my atvs and boats. I need to moved out like yesterday!!! I feel like once I buy a house it will be difficult to save for an investment property down payment again. 20k with options