Looking for feedback to pursue my next deal

[Joe Anderson]

Hey all, thought I'd throw this out there to see what feedback I could receive...

My story starts in 2016 when I bought my first place in Charlotte, NC; a two bed, two bath condo within walking distance to nightlife, restaurants, transportation, and most importantly, delicious breweries! Fast forward a year later and I fell in love...I rescued my pup(pictured) from abandonment and decided I wanted a yard to play fetch and a garage I could store my car and also build a home gym. I used a HELOC from my condo to purchase my new house and live happily ever after...

Until I realized I really enjoy learning about real estate and wanting to purchase more property.

Here's my situation...

Condo that's rented has a cashflow of +$62... rent covers mortgage, HOA ($216 a month) and HELOC interest only payment; I apply the +$62 to the principle.

I live in a 5 bedroom, 3 bathroom house that I moved into last September. Yes, I know it's too big for one single guy and a dog, but it was the only layout (new construction* house) that had a downstairs bedroom (for when mom comes to visit from NY), a decent yard for my dog and a place to build my gym. Rates have gone down since my mortgage so I'm currently refinancing my house and I save $100 a month on payment (it will take 4.5 years to see the benefit) which I plan to apply to my HELOC.

Ideally, I would like to downsize considerably and buy another primary home and rent out my current house to which I think I could gain a +$200 cashflow to also go towards my HELOC. My credit score is over 780 so I feel a 3% down conventional would be ideal, and within one to two years, have the HELOC on my condo (when I mention HELOC, it's the one on my condo)paid off and actually put down 20%-30% for an actual rental property.

More experienced real estate moguls, what would you do to speed things along so I could buy another property sooner rather than later? Any advice/comments/direction will be appreciated.  In terms of a new primary residence, I think a $200k-$225k house would suit my dog and I just fine.

Thank you again for any and all feedback!