Is an OK deal better than no deal?

[Earl W.]

My HELOC is paid off and all that cheap money is just sitting in the bank ready to be used as my 20% down to buy some more houses.

At some point I'm thinking it's better to buy/rent a house with a low dscr than it is to do nothing. I'm thinking that 6% is better than no percent. I'm half tempted to make some decent deals with this HELOC money as the 20% down, then use the cash flow from all my properties to pay off the HELOC, then repeat the process. It's a process that has worked so far, but I made some pretty good deals the last time around.

I know I can do better in the bad neighborhoods, but I don't want the trouble that goes with it.

Thoughts? Do I hold out and let the money sit a little longer or make an OK deal?