Plus any rents from a multi unit taken at 75% of gross ( this means 25% is assumed to be spent on maintenance etc.).

Start with the return you'd like to make and, after having factored the costs, determine the gross income you'd need tomato to get that return.

Everything is GROSS.

That seems a gross oversimplification that can result in bad returns.I've personally invested in some low cost markets that gave me great cash flow and above average appreciation.

I always use property management, and until I have better data, ill always model expense + rent loss + cap ex at 50% of gross rents. 

I've recently had the roof replaced and fully updated the common areas.Here's a breakdown of the situation: The units are currently marketed as furnished rentals (cashflow well), and based on the current income of the 4 units I own, I anticipate that all 6 units combined will gross $182,400 annually.

Make sure you use net cash flow, so you are accounting for maintenance, repairs, cap ex, vacancy, and property management; your cash flow might be $500 per month net if the gross is $1k.

Think about it... its unfair for them because 1) They don't know the deal risk profiles nor the operators, 2) They don't know your future deployment plans to account for your estimated Adjusted Gross Income (effective tax rate) for the next few years, and 3) they don't know how much depreciation is going from the plethora of investments you look to go into.

* I usually set #4,5 at 5% of gross income

If you invested 10-20k back into the property how much better would it perform on gross revenue?