As you mentioned, it depends on numerous factors, with pay history being a big one.

When you work at a large corporation (national or global) you learn a lot in your role, but also by osmosis, just by observing other people and seeing how projects are developed, business is done etc.

Previously the National Association of Realtors was the main lobbying force for landlords and property rights in the country.

The 4% and 6% rates are just the names given to differentiate commercial and owner-occupied.The 6% rate is obviously significantly high, but it's fairly average nationally.

I've seen numerous QI's fail during my 40 years in the business, and most of the failures would have been prevented had their been government oversight. 

I’m an independent and licensed real estate broker in Tulum, and after analyzing the performance of numerous properties, I can confirm what Mike is saying.

I am happy to provide insight as I work extensively with foreign national investors in the US.

If one were to look at the list of portfolio properties presented on various syndicator websites and think that the syndicator listing them was the one that found, secured, purchased and asset managed all the listed properties, then one might arrive at an inaccurate conclusion for numerous syndicators.

This is why you don't see a bunch of national chains near main street- numbers made sense compared to other regional destinations (Gulf Shores, Smokey Mountains, Galveston, ect.)

While R/E investing is about the same nationally the laws are different in each and every state.