I currently have 7 units with gross rents of over 4k per month.

Assuming 50% occupancy, annual gross rents would be 30% of project cost. 

That's another 8-12% of gross rents.

I don't have to supply clean towels and linens and coffee setups and recommend things if they call and furnishings and a lot of headaches that short-term rentals have. it's the difference between gross and net profit.

The Ramada generated around $600,000 in annual gross income, with a valuation of $2.4MM.

I launched it in 2017, and it's grown tremendously.  2017 gross/net: $60k/$2k (startup phase)2018 gross/net: $164k/$122k2019 (only January to May so far) gross/net: $102k/$70kAt the current growth trajectory, my 2019 tax returns will show a gross of $220k and net of ~$180k.

Gross cash flow of $700/m means zero free cash flow - while you've probably got a ton of unearned equity there (good for you - that's what you get for buying when you did in this market!)

If it helps, I use 25% of gross rents for this.

A/C companies may not, but I'd still call a few.As others have said, a lot of gross stuff grows in the coils and drain pan.

Just make sure your numbers work with the gross income at $300-$350*number_of_pads instead of the BS number he's telling you because of the mobile rents.