Not enough info.  

Appreciate any info or advice you have.

Any info on the area would be appreciated. 

I’d consider saving for the next few months until you’ve got 2-3 months left on your lease so you have a healthy reserve fund no matter what you decide.

It made my payments way more manageable, and I ended up saving a good chunk on interest.

found my city/county zoning board info and am embarking on the journey. 

However, what I would suggest based on your expertise as a contractor is going into a semi-fixer upper and make minor repairs to boost equity as well as savings. 

I have been saving for a down payment on a rental property.

Personally I only use my HELOC on short term projects like flips, new builds and BRRRRs where I know I will be replacing the capital within months.You may be better off waiting a year and save up more cash or liquidate your index funds if the returns on a property will be better.

Most will also sell to public if you have the storage space and want to save money in the long run.