But the real way is to take the GPR, which is full occupancy at market rates, and then apply a vacancy factor.An easier way to think about it is: items that should NOT be in NOI.  

And what is your occupancy rate?

Unless you have four completely separate water lines, 4 hot water heaters, etc. then your best bet for sub billing is splitting based based on unit sizes or number of occupants.

Based on airdna numbers using the rentalizer here are stats for the house you provided above 3/2 based on 6 person occupancy.

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.  

CBD products, "personal enhancement" products, collection calls. 

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.