Investing with a mortgage

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I am going to be pulling the trigger on an investment property soon but I'm currently paying $1200 rent. I want to buy a house for myself and then invest. I want to eliminate my rent and then invest. 

how would I invest if I get a mortgage myself? My parents are going to live with me so I can "house hack", aka charge them rent if needed. What would be the best strategy? 

My goal is to buy myself a house and then buy an investment property single family to rent out.