I'm based on NJ and my goal is to invest in MTR, single-family or duplex, near hospitals or universities. 

The difference in pre-qualification between base pay vs overtime is significant enough for this to be a deal breaker.

.)- 10% for future property management -10% for vacancy-10% for CapEx-5% for repairs and maintenance-5% for lawn and grounds keeping-0.5% of purchase price for PMI based on my credit score For a house hack, is this too conservative?

If you are being stationed together over this time, keep doing temp or base housing while you are there and when you really like a market, get to know it more so you have a competitive advantage.

BUT you can skip the income piece, as "qualifying" will be based on rents received, not your personal income.

I make $120k - $150k per year and am based on the west coast.

Debt is not taxable income, so there should be no taxes due.I'm no lender, but you will need an asset-based loan like DSCR (debt service coverage ratio). 

Here are some common financing options:Traditional Mortgage: Obtain financing from banks with a down payment, paying off over time with interest.Hard Money Loans: Short-term loans with higher interest rates, often from private investors, suitable for quick acquisitions or credit-challenged investors.Private Money Lenders: Individuals or groups offering direct loans, with terms negotiated privately.Seller Financing: Buyers make payments directly to sellers over an agreed period, with terms negotiated between parties.Home Equity Line of Credit (HELOC): Borrow against existing property equity with a revolving credit line, typically offering flexibility.Real Estate Crowdfunding: Pool funds with other investors via online platforms for various real estate projects, offering diverse investment opportunities.1031 Exchange: Defer capital gains taxes by reinvesting sale proceeds into similar properties within a specific timeframe, useful for tax optimization.REITs (Real Estate Investment Trusts): Invest indirectly in real estate through publicly traded companies, offering liquidity and diversification.Joint Ventures/Partnerships: Collaborate with other investors to share resources and risks, leveraging each other's strengths for larger projects.Subject To Financing: Buy a property subject to the existing mortgage that's in place on the property (doesn't get paid off when the property sells).Assumable Mortgage: Buy a property and assume the mortgage that the seller already has in place.Lease Option: Rent a property with the option to buy it prior to a later date.Debt Service Credit Ratio (DSCR): A loan approved based on the income potential of the propertyThese options cater to different investor needs, preferences, and financial situations, providing flexibility in real estate investment strategies.Thanks,

Keep in mind these numbers are rough and based on my memory of the few owners draw statements I've seen a few times and it's really a basic quite, two queen beds.

Those should go all the way down to the base plate.