Best way to buy your 1st property

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I am a newbie in real estate investing. I currently have a home and my SO is buying a home of her home. When we move I plan on renting out my existing home. My question is further down the line when I want to invest in another property, should I take out equity in my home that I now will be renting OR apply for a brand new conventional loan whereas I would need 20% downpayment?

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