House hacking or other strategies

[Account Closed]

This seems like it would be deal/opportunity dependent but say you have limited accessible capital, say 40-60k, which strategy would you pursue?

I currently live with my partner and contribute 500$/mo (all included) to her housing expenses. Which is a pretty good deal as far as rent goes. 

-Look for a single or multi family value add property that would work well as a “brrrr house hack” (light cosmetic rehab) or a turnkey house hack that cash flows while living there, and after the fact.

(Currently approved for 5% down on single family or multi family up to 250k-260k. I was given an estimate of bringing 23k to the closing table roughly after all expenses (everything estimated on the high side)

Or

-keep my current situation as-is and use the have the 40-60k accessible to put towards a HML or DSCR loan and build my rental portfolio this way or use towards a flip if a fix and flip deal arises?

Or

A combination of both?

All constructive, straightforward advice and insight, and things to consider are appreciated!

thank you