When is paying cash okay?

[Brian R.]

I am 23 years old with 30k saved. I am looking to invest in Rochester, NY where some SFHs and duplexes are on the market for 30k. Because of my age and that I don't have a high paying salaried job [I work two part time hourly jobs and have little track record with taxes to show a bank], the big obstacle I am facing is getting a mortgage to leverage OPM which I know is one of powers of REI.

Do you think this might be a time where paying all cash for an investment is appropriate? I could see myself, as I have more income to show banks, getting a HELOC [since I would own it outright] to buy the following investment.

All thoughts are welcome!

Thanks, Brian