Good parent math and with a roommate your true rent is even lower, which tilts further toward waiting until you’ve got a 3–6 month cash cushion after closing and ideally 10% down to cut PMI and risk. If you do shop next year, try to negotiate seller credits for closing costs or a rate buydown, and read the HOA budget, reserve study, and meeting minutes closely for pet rules, elevator issues, and looming assessments. Also price out different PMI structures (monthly vs single-premium or lender-paid) since the right choice can trim $50–$100 off the payment and narrow the gap.
Three things stopped mine from smoking all teh time.
Water in the drip tray before you start, bread under the basket to soak grease, and a mid cook dump of the fat.
Works great.
I still keep the temp moderate and avoid packing the basket to the brim so there is room for that model to move and splatter stays down.
