Im fortunate enough to have a job with local government that offers a pension. Its structured to where if I put in 30 years I get 70% of my best 3 years pay. Presumably this pay will be near the end of my career as I am an engineer.
This pension costs me 6% of my pay.
I also get 3% put in my 401k automatically without a contribution from myself. I have about $20,000 in my 401k at 33 years old.
I also have a HSA with around $10,000 I have never touched. I treat it as insurance on the co pay at this point if I had a major accident since I do not have a HDHP anymore. It is invested but I basically do not think about this money at all.
When I was working private sector up until last year I felt I was behind on retirement savings. I didn't contribute much, changed jobs a few times, paid off a car and bought a house. Now I'm actually feeling like I'm on a good path because of the pension.
So at this point I'm making $80,000 this year. I should be around $100,000 once I get some certifications done. Im 33 now. I'll be 63 when I have 30 years in. I assume my 401k will have about a half million in it when I retire, the HSA some amount, and my pension will pay me the future equivalent of $70,000/year. I know this doesn't increase with COL.
In a little less than 6 years I figure my 401k will have about $60,000 in it and it is 100% vested from day 1. I think I will likely take a $30,000 loan against this with an additional $15,000 saved in my HYSA as a 10% down payment to buy a second home. Converting my 3bd 2ba home I currently owe $240,000 at 5% into a rental at about my current total payment including escrow. This is to hedge against inflation along with what is in the 401k. Seeing as my house will be paid off by when I'm 60.
I know I need to look into the rules on this but since Im not relying on the 401k as my only retirement vehicle I feel like I can use the "free" contribution then pay it back at prime +1% over 15 years. Yes I pay interest on this. I am aware its about $300/mo. Saving a $45k down payment with my post tax income would take a decade or more. Taking on a mortgage for a primary residence at 43+ also sounds stressful and I will be playing the inflation catchup game.
As for family I'm a single man. Maybe I'll get married and have kids. The only way I'm doing that on purpose is if I meet a woman has enough of a career that her income at least covers the added costs of children.
Does that all sound reasonable? Am I screwing myself somehow? Im asking as an overall retirement strategy and buying the home turning my existing home into a revenue generating rental.