I am Pre First-Deal and only have an 8% HELOC to use for a DP

[Kevin C Means]

Ken McElroy says sell off all of your non cash-flowing assets; the market is not great; I must invest out of state; and I only have a HELOC, costing me 8% to use as a down payment. What the heck do I do, who do I trust, and what is the best bet other than to wait and do nothing?

There is not a deal out there that will cash flow for me, but I am afraid that if I do not get in now I will regret it later when everything goes up, as it always does. 

Should I find a deal that comes as close to zero as possible, even paying for negative CF with my W-2? Would that ensure that I get something before things get even more risky, and cash flow is even less achievable?