Adding to rental portfolio / BRRRR?

[Jordon Milford]

Looking for opinions/brainstorm ideas on what my next step should be.

Quick backstory; my first ownership was "house hacking" a duplex for a year (fha), purchased a SF for 9 years, sold my SF last year and purchased a patio home dirt cheap at 45k, invested 35k into remodel.

Currently own the duplex with a 90k mortgage and worth around 200-210k and the SF patio home as my current primary with a 40k mortgage, worth around 220k.

I haven't paid a lot of attention to real estate over the last 9 years, which was a huge mistake looking back and I need to freshen up on some of the research I did 9 years ago when purchasing my duplex.

I figured I'd start here with opinions and work backwards. What would be your next move to acquire more property/ increase wealth? Cash out refinance? New mortgage? BRRRR method?