Do i buy a rental property for cash or i do i go with a Mortgage?

[Yaamu Camara]

So i got approved by a bank for two duplexes that i was interested in, i got one under contract and the other one didn’t go through “ another investor offered more” now i’m conflicted if i should go with this one property that i have under contract, use the down payment i had for the 2 property plus, save 2-3 months ( june to August) to buy cash or buy and rehab a distress property.

Note: The area i’m investing is in Cleveland Ohio, also this would be my 2-3 investment if everything goes well. I have done over 7 months of research....reading, podcasts etc

What would you do as an investor?

Thank you inadvance