Here's a brief description of my situation.
I'm 26, have 2 houses, few side businesses and a normal w2. One house is rent-free since family lives there and pays half the taxes and keeps it maintained. I rent out rooms in my house and I live in the master. I'm debt free aside from one mortgage at 169k @ 3.85%, $1150/month. I pay $1300 monthly.
After taxes, W2 is $3250 and rental income is $1800 for a total of $5050/month. I don't pay myself from the business since I don't need the additional income.
I spend about $2500 a month on my overall expenses.
I'll normally throw $1300 into my investment account each month. I have ~37k in a diversified portfolio, and have stopped contributing to my Roth IRA since I can actually pull this money out when I need it when I found another deal on a house. I'm trying to get into real estate more but the market is too good right now and there are very few deals in my area, so I'm just saving and waiting for it to come down.
That leaves me with an extra $1200/month that I'm not sure what to do with. My credit union gives me 3% on up to $15,000, which I keep around $16,000 to maximize the interest I can get. It comes out to ~$450/year. Anything more than that doesn't benefit me. This can cover months of bills in case of an emergency, otherwise I could pull money from the portfolio if need be.
Any advice on what I should do with this extra money?