I've been trying to strategize and plan ahead regarding my investments and managing my portfolio.

Hey Jake - I'm helping someone strategize around something similar right now. 

Depending on how you want to aquire the property, or flip, or whatever I think you need to strategize how you want to acquire property first then come up with the number based on a percentage of down payment + closing costs of the house prices you are targeting.5) Talk to a few local bank lenders and see what first time home buyer programs they are offering.

You would still have to come up with the rent to pay your landlord.So, if you were to do this here, you would need to be very strategic.  

Surrounding yourself with like-minded individuals who are likely only a few steps ahead of you in the game will be invaluable for both you mindset (staying motivated, others holding you accountable for your goals) and tactical/strategic advice ( where to invest, how get creative with finding properties, financing them, etc). 

However, it demands strategic and cautious handling.The advantage lies in accessing capital without selling existing investments, but the risk involves putting your primary residence on the line if you can't meet the loan obligations.A HELOC should not be your primary choice, as it carries more risk than a traditional mortgage with higher interest rates.Considering your stable income and disciplined approach to investing, focus on saving for the down payment.

I talked to one local CPA who specifically works with RE investors and is highly recommended by other investors but the fees for tax strategizing and doing the returns are high $10,000 total.

Some lenders are better than others in helping strategize the best options.

Having a fixed rate is much nicer for me to be able to strategically plan my investments with out worrying about the rates changing.

Your CPA is a good place too discuss possible strategies if they are Strategic CPAs and not just a tax accountant.