The route to buy second investment property

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Good evening BP,

Hope everyone is doing well. I have been apart of BP for about a year after someone from the gym told me I should check out the website. With that being said, I was in the process of buying a house and I always loved the idea of house hacking and wanted to know more about it. I bought my first investment home in Sept 2020, 3% percent down, FHA. Two unit duplex. I live in the smaller unit upstairs, got my first tenant in DEC 2020 and it's been great so far. I pay about $400 towards the mortgage, after rent is collected.

My next goal is to get move out and get a college student/nurse in the top unit. It could pay 900$ or more & both units could be used as a cashflow, with another potential tenant added to the basement, once it is done in the future.

My dad thought I should wait until I find girlfriend/wife so she could get a FHA loan & and we could live at either one of the houses units to bring in a cash flow from 3 units but I don't think I am willing to wait/find that special one, as it should just come when I don't expect it right? lol.

If you were in my situation, what would you do? How would you do it? Should I refinance this home and use the line of equity? The house (SFH) next door sold for 330k, I bought mine 225k. The house few doors down is on the market right now for 275k. Should I go hard money route instead?

I was thinking about buying another property similar to what I have, not turned key ready, conventional - but remodeling a handyman could handle to make it rent ready in a few months. Only thing is I would pick up another mortgage until work is finished. Another option would to buy a house (SFH) distressed, fix it up and sell/flip - but I do love the idea of buying and holding if I can. I am open to all advice.

What do you all think, BP?