The reason why op has no cash is that he invested everything left over into 401k. A savings account pays less than a percent in return.
Sure, after making payments on the last loan, spending thousands on a credit card and making his car payments
Lets also not forget that a 401k can pay negative returns. A savings account trades stability for potential gains. 2008 is why you have a stable savings account instead of depending on a 401k loan in the future. Then you have fun little rules about repayment times if you leave the company\get fired\go on disability or rules restricting contributions while there is an outstanding loan
I've had 17% returns this year on my 401k. 25% in BA stock but $120 is almost a given for eoy.
I have 3k in credit card debt. 19k in car debt. One car paid off. My biggest expense is school for my eldest. I want to put her in public school, but we had to put her in private near the in laws so they could take her and pick her up.
If I don't move, in 3 years, the private school tuition doubles when my 2nd kid starts going. Two kids going is a mortgage payment. The plan is to move and get them in a public Montessori within 2 years.
Our gas bills for driving, energy bill on the new house will help.
I also haven't adjusted my witholdings for the 2nd child.
I can make it happen, I was just hoping there was a one and done way of doing it.
I get the appeal of getting the house now. Low property rates + low interest rates makes it look very attractive and it can be a good long term decision. But stretching yourself is how so many americans got themselves in trouble during the recession. The 'Oh I'll pay that back later' mentality screwed many of them and your spending habits (One loan already, credit card debt and a $19k car loan) make me concerned that this may not be a good idea for you. Not to mention how terrible people are at actually saving or repaying when 'tomorrow' arrives
How long will it take you to repay the loan? Don't forget your company may have rules like you must repay the entire loan within 60 days if you leave the company\are fired\go on disability or you may be unable to contribute while you have an outstanding loan.
A balance transfer will probably get you 12-18mo at 3%, a HELOC will be around 4.5% for longer, a 401k loan will be around 4.5% that you pay yourself but you could lose out on a large 401k return (For example if you did this last year the 401k loan would have been the worst option by about 10%). There are pluses and minuses to all of them so be very careful and make an informed decision if you decide to go ahead and take on more debt.
Any may cause issues with your Mortgage approval so talk to them before deciding and rule out any they say will disqualify you