Hey everyone! Thanks for having me!

I live in California, the land of high-income tax. I am closing on a house in Texas next week, which has no income tax.
I was intending to go with my significant other, but day by day it looks like we aren't going to make it and I will be going alone. The home falls nearly into the 28/36 rule for me. Well, kind of, allow me to explain.

I have two income streams. My primary is a fully remote job that I took at a lower pay than I can make in person so I can focus on launching a personal business. I'm certain that I can earn more in the city, but I would prefer this situation. Using this income, the ratio is 25/37. But here's the complication, I'm not paying any income tax in Texas that I would pay in California. So the 25 / 37 are including $600 a month in property tax that wouldn't be shown if applying that same rule in California. Essentially the income tax and property tax are a wash, but the 28/36 ratio doesn't show that.

My primary income stream is $121k, $10,010 pre tax and $6,748 take home (in Texas) after deductions for health and 401k (only for matching). Mortgage is $1,729, home insurance is $204, and property tax is 575. In California, that take home would be $6035.

I have a car payment of $380, student loans of $760, and about $150 in credit card payments for ongoing debt. After paying the mortgage, taxes, student loans, home insurance, and for the car I have about $2900 left from my primary income.

My secondary income has a guaranteed $50k payroll with about another $50-65k in draws - but these vary depending on the deals we get and how much we have to pay out to our contractors. This is oversimplified because there are tax savings involved. This is a new business though, and I cannot bet that it will exist in five years, let alone thirty. However, this brings my pretax range from $14525 - $18,420, take home to between 10 - 14k / month and brings these numbers down to very achievable numbers and leaves $10-15k.

Cash reserves are lower than I'd like after purchase, about $35k in the market and maybe another $40k in my 401ks.

I do expect my income to continue to rise, and feel confident that if I lost a job I could find similar work at the same or higher pay than my 'day job'. I would be able to rent one, probably even two rooms in the house out in a pinch. This is why I'm trying to keep the purchase in this window and ignore my business venture.

Home is $360k, I'm putting down about $95k. Loan is around $265 @ 6.6 %.

My question, I am trying to budget this for worst case scenario, Should I be concerned that I'm right at the 28/36 boundary only using the day job? Would you consider the lack of California income tax in this scenario? I don't want to walk away but would prefer to leave $4k on the table rather than make an expensive mistake. I am trying as hard as possible to ignore my business income in this decision. I know this is probably a lot of over thinking, but am looking to you all for advice!

Thanks all!

Adam