Advice Needed - Financing Options for Second Property

I'm a newbie and could use some advice on future planning and financing. When I say I am a newbie, I just bought a home to occupy that has an ADU and I've just secured my tenant who has yet to move in. This is all new to me and I have barely started on my investment journey.

I recently was offered private financing up to $300,000.  The private financing would be a 3% interest rate whereas my current interest rate is 5.6%.  I see a few options for planning my second investment, but I'm not sure what the right move is.

1. I could use the $300,000 to recast my current mortgage which would allow me to increase my personal monthly savings towards a down payment of a second rental.  It would probably take me 3-4 years to save enough for a second investment and I could then do an owner occupied home (having reached my 12 month occupancy requirement).

2. I could use the $300,000 as a strong down payment on a second investment property, scaling quicker than I expected.  I don't know how landlording will work and if I'm cut out for landlording. I trust I can figure it out, but having two tenants is a big leap for a newbie.

3. I could split between the recast and purchasing a second property - still getting into my second property quicker than originally expected.

A few nuances to my situation.

1. I just got divorced and pay spousal support so my DTI is quite high. It'll be challenging for me to qualify for a second conventional loan until I'm done paying SS (6 years from now).

2. In my current owner occupied home, I have the ADU for LTR and I also have the basement converted for STRs (private suite, not separate entrance), which is a very helpful mix of strategies. It's easy for me to maintain and I think it'd be tough to find another setup like this.

3. I live in the Denver metro area which is expensive. While I could find another market, it makes me very nervous to do this for my second investment.  I have a strong network of agents, lenders and contractors and it intimidates me to risk having to find a new network.

I'm probably being overly cautious with the leap - just would like additional ideas, considerations or experiences. Thanks!