Hey @Nyle Emerson
I am in a similar boat as you. I recently moved to Newark (still paying rent, but cheaper than Brooklyn) to find a place here or in East Orange. Analysis Paralysis is REAL especially in real estate (especially if you like/ work with data and figures). I think to overcome that is to start jumping in. Getting a realtor, seeing houses, going to open houses, and networking. You can still analyze the deals, but you will also start to learn about your own preferences (For example, after a few months of searching, I know a backyard and driveway are important for me. Didn't realize that before). Although I am "technically" in the same spot I was a few months ago, I can say I have networked with more folks, raises for capital/ cleaned up my credit score, and narrowed down my preferences and strategies.
In terms of the downpayment programs, I think they are amazing, but I realized a lot of them restricted me (due to my income level) than helped. There are a few restrictions (from how long you MUST live there to where you can buy) that I didn't like, and with the rates how they are, I probably won't use them. I would just do the math with and without them. Free money is great money, but it may not align with your goal/ strategy.
