Need advice on what to do next

I’m 28F began working 6 years ago. I began looking into investments for a bit. I put in around $20k into VOO and VUG back then. Things went south in my personal life and I didn’t realize I didn’t have DRIP enabled, didn’t setup automatic investments, didn’t max out my retirement accounts (only contributed to get the 2% match), and my HSA was also not invested 😭

I bought a townhouse at $310k with $450 HOA fees in 2024 at 6.875% interest in MCOL area. I slowly began paying more close to my finances, but still didn’t fully understood investing until i found this subreddit. Since my interest was high, I thought about aggressively paying off my house. Surprisingly I was able to fully pay it off this month, which might not have the best idea either when I look at my returns from my old investments now.

After paying off my house, now I’m trying to put my money in the market. I have a lot of regrets for not continuing to invest and I think I have lost over 150k gains by not doing this. I kept my money in HYSA at 3.75% (it has dropped to 3.1 now), but I missed out on 50% returns.

Here is what I have now:

Brokerage: 72k (VOO, VUG, VTI, VXUS)

Vested stocks: 60k (they are short term; I have sold my long term stocks)

401k: 120k (vanguard target fund)

Roth IRA: 32k (total market index fund; not eligible to contribute anymore)

HSA: 19k (total market index fund)

Emergency funds: 45k (HYSA)

Other details:

- Annual spend seems to fluctuate a lot based on travels, but my basic annual spend is around $35k.

- I bring in about 9k after taxes per month before retirement contributions.

I’m also worried about the tech job market so I don’t know if I will always have this same income. I feel a lot of regret for not taking this seriously sooner. I probably paid a lot of extra taxes for not maxing out my 401k either. I’m also unsure if I made the right decision to buy a townhouse with HOA because the fees seem to increase more than inflation.

I want to made better decisions from here on out. This subreddit has been so helpful. So I wanted to get some advice. Did I make the wrong moves? What should I do next?

For house, should I look for single family home sometime in the future and either rent or sell this one? Or focus completely on just investments?