California E&S Insurance

First of all, you say you have zero cash savings, but you have $220k in a money market. That is cash savings, my guy. Yeah it is earning a bit of interest, but this is still cash in much the same way that a HYSA is. With income like yours, and as young as you are, you should be taking some risk with your money. Make sure your 401k is invested for growth. Do what you like, many here will say index like S&P500. Some might say target fund. Doesn't matter as much as making sure it is truly invested and not just in a money market. As for your cash savings, it is a shame you weren't investing it for the last few years, but that time is gone. Go buy yourself a house, but keep it modest. If you want to earn money with real estate, that is fine, but only if you are prepared to do the work associated with that. Considering you are earning really good wages right now, I would not bother with the distraction of managing tenants. Maybe if you wanted to rent a room to a friend or something, up to you. As for paying off the whole house... I guess it is up to you. You will probably do better with a mortgage though. It gives you access to more liquidity for investing in stocks and what not, which you need to be doing. I would make sure you are putting at least 20% down.

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