Based on geography alone, I am sure Philly has a very long, difficult and expensive process involved in removing these people. 

Are there variables based on scope, cost, duration, etc?

There are no income no doc construction loans available with 50% of land 100% of construction upto 65% arv  

Sharks on land.

Asking price is $4M, based on $7M in sales, $1M in assets, $2M in inventory and $1M in net revenue.

Furthermore, based on it's location alone, this property could be sold to a developer because of the unique zoning that has no limit to the building height built on the lot (!!!). 

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.

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.

.)- 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?