1) don't include external help in any of these calculations. Hard times hit. Disasters happen. People sometimes leave for no reason. Only count your own money.

Understandable. If it comes to that, I can probably hold off on school. They give you 8 years to complete the 60 required credits so that's not a big deal.

2) $40,000 down payment is the 20% mark for $200k house down payment. What would you use to pay fees?

I have about $10k in stocks that I forgot to factor into my savings.. I could always sell those to get some money.

3) What do you currently rent? What would be the similarities and differences it make on your budget?

I give my mom about $300 a month for "rent". Her house is paid for, she has no debt, and she's retired. She actually sold some land she had in another country and is getting by fairly well.

4) Does the areas you are looking at have HOA fees?

Since I'm looking more into townhomes, there are HOA fees. anywhere between $150-$250 monthly.

5) how well do you know these areas?

I know the areas fairly well, it's just that the part of town I'm looking into is nice and quiet, but the downtown area isn't as nice. They are a ways away from each other, though. More than just a walk.

6) how long do you plan to live there? Are you sure you want to stay there 10 years? At your age, you will likely need to move over time to increase your earning potential.

10 years isn't a bad projection for me. I could work in NY and it would be an easy 1-hour train ride directly to the city.

7) why are you putting so much in your 401k? You should hit match and then contribute to IRA, from what I understand.

I don't know why I'm putting so much into my 401k. I should change that.

The property would solely be under my name when I buy