Laidoff, lots of debt, have 75k equity in my first home, looking to get my next deal.

[Devin Danielson]

I need help deciding if I wait two years to pay off all my debt and by then I'll have a new w2 job to get a traditional FHA OR if I find some creative ways to get into a property now like HELOC and DSCR, seller financing, etc. so by the time my two years of debt is paid I can then get my third property with a traditional FHA.
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I bought my first rental property (3b/2b) single-family home in the suburbs in 2/2/2022. I moved in with friends with the intention of fixing it up and eventually renting it out. I now have a proper tenant (no longer my friends) and they pay $2,600 a month while my mortgage payment (PITI) is $2,173.

Based on Zillow, Opendoor, the monthly update I get from my mortgage company, my house is worth 375,000 - 410,000. I fully gutted the kitchen, both bathrooms, painted the entire hours, all new trim, and painted the old builder brown railing so I feel like I could get 400k based on updates and comps. My remaining mortgage is $309,000.

I got laid off in December and currently freelancing for my previous company so I no longer have a w2 job. My DTI is too high for me to get a house even if I did have my 90k full-time job.

I'm wondering if it makes more sense to hold for two years and focus on getting all my debt paid off then get a second property and miss out on two years of debt paydown and inflation OR get a HELOC and DSCR loan to get my next property or some other creative financing like a seller financing deal or something similar.

What would you recommend and if it is to acquire another property, given my situation, what type of creative financing would you recommend? 

My current debt
Credit card consolidation loan ($55,700) - $1,675/monthly
Citi 0% credit card pay off ($13,890) - $325/monthly
Robinhood margin payback 0% ($5,251) - $840/monthly
Student Loads ($34,800) - $201/monthly
Car loan ($10,000) - $436/monthly

[Patrick Roberts]

I recommend you sort out your personal financial situation before levering up any further. I would imagine your FICO is wrecked right now, which will put a DSCR loan out of reach if so. You'll need 20-25% down for a DSCR, and you would be much better served by putting that downpayment towards paying down/off the high-cost consumer debt.

Even if you managed to get financing, you're one non-performing lease/eviction away from adding a $2k-$3k mortgage payment to your monthly expenses for several months. It doesnt seem like you have the capacity to handle this. 

Not trying to be mean, but youre not in a position to be investing right now.