Where do I go from here? Looking for my 2nd rental

[Narissa Gibbs]

Hi All, Im pretty new to BP, I've lurked around for about a month or two and Im also apart of the real estate investing sub on reddit. My sister and I bought a triplex in 2010 (Boston) when my family was in need of a place to live. The house my mom owned at the time was going into foreclosure. We were 23/24 respectively. In 2017 I bought my 1st duplex rental property in Providence, RI as Boston was too expensive. This was before I knew anything about the 1% rule, BP or any other "rules of thumb" when purchasing a rental property. I got it for 205k, I currently owe about 146k my mortgage right now is $1366 as property taxes just increased. My rental income is $2784 and after accounting for vacancy, cap ex and repairs Im cash flowing $628. I have always been fascinated with real estate and knew it was where I would find financial freedom. However I know Boston is not where I am going to achieve this and also Providence is also on the rise and you can rarely find deals here also. As such Im looking into out of state, I have an uncle who lives in Maryland and suggested I take a look out that way. 

Anyway this is where Im currently at. I max out my contribution to my pension plan at work.

42k in a HYSA

50k in 401k from previous employer

11k in home depot stocks and about 3k in my tdameritrade account. 

The triplex is currently worth about 700k, owe about 250k but again I co-own with my sister and we're not on the same page as to what to do with it (Long Story). She wants out, I want to keep it and buy her out if possible but not sure where I'd get the money from to do so. Any suggestions on this I'd take as well.

I've actually looked at couple properties in Providence to flip and thought about using hard money lenders to acquire but none has materialized. Im thinking about doing a BRRRR in Maryland. Currently it's my partner and I and he also has a friend that would like to partner with us. Keep in mind the 42k does not account for any of the cash he would be bringing to the table. Should I take out a heloc and combine with what I have and go from there? Are there other things I should be thinking about in ways to go about this? What would you do if you were in my situation? What is the best way to go about this? I've read the book on flipping houses by J Scott and Im currently reading the book on rental property investing by Brandon Turner. I feel stuck, I have all these ideas about what I want and what I want to see materialize and maybe Im expecting it to happen faster than it needs to and I need to be more patient.

Any advice would be greatly appreciated!!