Confused on if I should buy or house hack

I have a mother daughter property in NY. I would like to bring in extra income. My mother rents downstairs but I can charge her alot she's on a fixed income and to gut the basement would cost 70k Its a 1 bedroom now and a unfinished garage being used for storage. My son and I live upstairs 2 bedroom a lot of space I can convert the dining room into another bedroom. I'm not sure if I should spend the money to fix up my existing home or buy a multifamily and get rental income that way. My family only listens to me talk but I'm the only one handling the finances. I have about 300k in equity and have worked hard to get my mortgage down I would like to live rent free. If I take out a heloc or a home equity loan my mortgage would jump and I'm barely making it now. Any advice?