However, I think Air DNA has occupancy at 60% for Bella Vista.

My issue with this is, with full occupancy, 15% maintenance/capex, 8% vacancy, 5% PMI, etc, I'm looking at -$600 a month approximately.

I had no problems with occupancy because they were priced about 65% what my 2/1 with a full kitchen was priced at.

For others, we've offered tenants free rent for a month if they leave or cash for keys as we know we'll get more money and competition if it's vacant, but some tenants just want to finish out their lease and hope new owner will let them renew.The pluses to investor are usually you get a better price, less competition because it would have sold higher to owner-occupants if vacant, and you can either raise the rent on the tenant at end of lease term or have them vacate and find higher-paying tenants.  

So you'd be looking at high potential rental income, cheap properties or, even better a combination of the two.That prime candidates would be:Mexico and the Dominican Republic: cheap properties, mass tourism, occupancy all year long, closeness to North America, direct flights from North America, the US and increasingly Asia, strong international and domestic tourism and tourists coming from diverse locations.Southern Europe (Portugal, Spain, Italy, Greece): properties aren't necessarily that cheap (some are) but you have mass tourism there as well.Then you have secondary markets like Colombia or Brazil.

I need to secure financing for a 4-plex in my community and it could easily make me 3x the mortgage with tenant occupancy.

Check the tourism statistics: number of tourists, length of the season if seasonal, competition from hotels, hotel occupancy rate, is the place gaining or losing in popularity;2.

In Lakewood/Wheat Ridge area I can get $150 a night avg at 90% occupancy for a 2 bedroom basement unit with kitchen. 

It helps to maximize both revenue and occupancy and does it all fairly automatically.

Understanding that as compared to steady and predictable long term rental rates, STR rental income varies a lot month-to-month based on many factors: seasonal demand, competition, your standing on Airbnb or other platforms, your personal occupancy goals/philosophy (I.e., highest occupancy at lower daily rates, or Higher ADR with more infilled nights), personal usage blackout days, etc.