Use Heloc for down payment or do 100% Loan?

I am just getting started i real estate investing and wanted ideas one what would be the best route to go. I am in Surburban MD outside of DC. I have about 85k to work with (HELOC) . Don’t really need cash flow at this time as I am young and have a decent income (100k). I was thinking of a buy and hold strategy with town houses in good neighborhoods (220k to 250k each) I am trying to decide if I should get maybe 2 of those with 10% down on each and use a cash flow arm or go 100% financing and refi to a cashflow in 6 months -1 year depending on appreciation. Any ideas would be appreciated.