Advice on investing vs clearing credit debt

I’m in the process of switching my residential mortgage over to a buy-to-let (BTL) mortgage for a property I own in England. My adviser mentioned that I might be able to release some equity from it, which I could then use as a deposit to buy a property in Belfast, where I’m currently living.

At the moment, I’m renting here for £1,300/month, and we’re expecting our second baby around the end of September — so there’s a lot to think about. Our current tenancy runs until 31st August 2025, and ideally I’m looking to buy a 3-bedroom detached house or apartment that would match similar rentals in the area.

The rental income from the BTL property is currently £1,350/month, but after the remortgage, I’ll likely need to put in around £200/month out of pocket to cover the mortgage and related costs.

I don’t have any savings, and I’ve been relying on credit rolling to manage finances up to now. I’m also carrying about £25K in credit card and loan debt. My monthly income is around £5,000.

If I do go ahead and buy, I’m also quite worried about how I’ll manage to furnish the new place, especially with the baby arriving soon and no financial cushion.

I’m torn between trying to invest in a property here or focusing on clearing my debts and stabilising things first. Would really appreciate any advice — especially from anyone who’s had to balance property decisions with debt and family commitments.