If a tenant signs a year lease and only stays 4 months, I incur excess vacancy with the additional turnover.

That seems excessive.

And it is happening faster than we can adapt as a society.Anyone who works remote is probably going to loose their job in the next couple years to an AI.

And that's when you might loose some money on a project, which is a learning experience and then you can go back to looking for properties with a shorter to-do list.

Attorney fees were estimated to be in excess of $12,000 per property.

Excess Liability:  There are non-standard (excess/surplus lines) options to cover after the current $2mm umbrella is exausted. 

There's no margin for error on timing the turnover, let alone getting a tenant who causes excessive damage or needs to be evicted.    

The strategies have no alignment, there is no true networking or operational advantages, and no sophisticated investor would ever expect returns in excess of the S&P from an approach like this. 

3,6,9 months….it all depends on your personal comfort and if you want the risk of running low of cash and risk of loosing/damaging your property.

That would be an excessive increase and if tenant moves out, I have a vacancy.