Typically commands median prices and occupancy and in my opinion can get hurt by bad reviews or increased competition.Although not easily, if an investor can manage to be both #2 & #3 (a lot of time husband/wife teams) these are the people that seem to have incredible, rather than marginal, success with Airbnb.

What does the Rental Agreement state regarding additional occupants?

You as the owner would still need to oversee the occupancy, prices, and the total income they are generating. 

On March 21st, the Los Angeles Board of Supervisors voted against a motion by Supervisors Lindsey Horvath and Hilda Solis attempting to extend Just Cause eviction restrictions to all rental housing providers throughout Los Angeles County and the continued presence of unauthorized occupants and pets.

When you have somebody that is a news anchor their job is to get people to pay attention to them and I wouldn't say that ethics is a hallmark of that occupation.

You'll need documentation for getting an occupancy permit when things are back together. 

Let's decide:  "Shall we allow or shall we deny the occupants of this particular house the right to attend our fine school?"

lol... thats almost certain; rentals of 30 day or less is a short term rental subject to hotel occupancy tax somewhere in the 5% range

I just want to properly calculate the Ratio and also factor in the # of occupants to get the most accurate number as possible. 

This is assuming a stabilized rent roll of 90% occupancy or greater.The lesser loan dollars of 1.25x Debt Service Coverage Ratio and 75% Loan to valueRecourse with a bank Non Recourse with an Agency loanRates in the low 4% to mid 4.5% range depending on how long you want the fixed rateClosing timeline of 45 to 60 Days.Most lenders will require recourse.2-3 years of tax returnsCurrent rent roll2-3 years of operating statements and the current year to date property operating statementsResume - Highlighting your real estate experienceSome will pull credit others will not10% post closing liquidity of the loan amountNet worth of about 1.5x the loan amount3 years of tax returns and all K1sI hope this helps.Jeff