If it was me, I would prefer to use my HELOC money in situations where I can do the cash-out refinance trick to get that HELOC money back as quick as possible.

The trick is that the house needs to appraise for the loan amount including the extra usda costs.The closing itself was very quick and painless.

@Joe Splitrock  In a spirited market this is a trick of the trade that most novice buyers don't use or understand.. the only risk is if the seller won't sign release you money can be tied up for a while.. but usually that does not happen.when I came to Oregon from CA  I was used to 10% EM  so a 300k deal you had to put 10% up front was very common in the Bay area..

Anything will rent at the right price, the trick is determining what the right price is for your unit in its location.

Still you ask, so get a cuppa coffee and here goes.In buy-and-hold, the trick is to get the rents right, and then get the right rents!

I did not say you tricked them. 

There are deals to be found in every market and every area, the trick is to know the best ways to find them and not to settle for a deal that is not "the best".  

The trick is whether or not you can sustain the projected cash flow.

You can learn some other tips and tricks. 

Trick is to find the right ones.