Buying second Property After First FHA Duplex

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Hi Everyone,

I bought a Duplex six months ago using my tax return. I am looking towards buying my second property this year using my tax return.

I am unsure if i should use a hard money lender and do a flip then getting a mortgage or getting a Second FHA under my girlfriends name

My mortgage lender recommended that i wait to get married as i can get another FHA loan under my girlfriends name.

He also said i should refinance into a conventional loan as the property is still my primary residence. Then get the FHA under her name and buy another multi unit. Then every 6 months we could each get a fha and refinance.

I am looking to add to our real estate portfolio and do not now whether i should work with a hard money lender or do an FHA 203K so i can BRRR.

The money i would have on my end would be from my tax return so it would be about $6,000

Sorry if there is any confusion, but does anyone have any tips?

Thanks,