4 bankers, 4 different dsr's?

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How is it that four different local bankers (two within the same bank) can come up with different DSR? Are they factoring in utilities for both personal and potential vacant rentals? Personal/work vehicle payment? All piti on personal and rentals? One says 20% off the top of market rent and another 25%. How do they account for the two paid in full properties that are just unimproved waiting for repair and to be rented? Only one bank requested the market rent amount after the improvements. They really don't tell you how they arrive at this figure and every single thing they factor. How do we know? I've heard... 1.2, 1.25, 1.3 & 1.9 which is an extreme difference. I'm so sick of banks, I could just scream.