But I would be passing up on a big promotion that could lead to significant increase in income. 

Look into a DSCR, Debt Service Coverage Ratio, loan where the rental income can be used to qualify the cash out refinance instead of your personal income.To Your Success! 

Over two years, I built up 12 doors, which now generate about $100k in net income annually.

In the past, I cashed out my 401K(Paid income tax + Penalty).

Use your W-2 income to qualify for multiple loans now, stack a few properties before quitting your job, and consider BRRRR or DSCR loans later to scale.

They have a loss of income protection, etc.

Focus on high-demand rental areas (suburbs for multifamily, tourist/business hubs for STRs) and consider scaling with the BRRRR method to build passive income.

I also live in Tomball and have a similar need for a CPA with heavy RE / investment income experience.Matthew

@Ming HuangRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

@Alex MessnerIf you're weighing whether to rent or buy with significant student debt, it’s important to consider your debt-to-income (DTI) ratio and how it impacts mortgage eligibility.