Gross earnings average is $2k per month.

Just because you see a shiny quarter on the ground --and go to pick it up--doesn't mean there's not a gross goober stuck to the underside. 

Yearly Gross $500k+ with cash flow of approximately $30k-$35k/mo.

Simply, a percentage of the profits; so only AFTER the investors get their investment back + a “preferred” return of usually 6-8% annually.Here is how our equity (as opposed to our debt/loan/notes) syndications are set upwe as syndicators get a either a 3% broker fee or 3% acquisition fee at purchasewe get a management fee competitive with outside managementwe get 10% of gross rents as ASSET management feeonce investment is liquidated we receive 15% of proceeds ABOVE or AFTER investors receive their capital returned plus 10% annual calculated income including any distributions of earnings. 

It is hard to find managers who can get: 1) the same of better gross/net 2) care about individual properties 3) Treat you as a business partner and doesn't charge fees (admin/booking) that are not shared to pad their pockets and not both of ours.

I don't work in Worcester so I don't know, but in some cities (BOSTON) they have Floor Area Ratios, which prevent you from going over a certain amount of gross living space based on the size of your lot.

We screen first, telling tenants that we don't accept smokers, we want a 670 credit score or more, that we want them to bring verifiable gross monthly income at least 3x the monthly rental to any showing we set up, etc.

You need to underwrite with 50% of gross rents as your actual takeway, go do the math and see if you're truly in the black.

Let's not even talk expenses, just gross rent?

Sum these and that's your Gross Margin.