Real estate investing is forgiving; the average person can still make money even with some big mistakes.

I have a 10 property portfolio across Memphis and Detroit and they average 10% plus COC.

It isn't the metric you can talk about on a national scale, but if you keep buying the same product in the same area it is a very easy quick and dirty method to know how you are doing compared to other buys. 

My average stay is 3-5 years.  

Have you calculated how many properties or average monthly revenue it would take to reach that goal?

I left my job earlier this month with the intent of retiring -- not so sure how that's working out as now I'm interviewing as I feel like I'm not being productive (this is an entirely different beast).  

If the higher end rent prices on comparable units take an extra month to fill the vacancy and also the tenant stays 1-2 years instead of 3-4 years on average those landlord make LESS income charging that rental price ESPECIALLY if they pay a PM a placement fee upon turnover on top.

You will average about 0.8% rules here in Columbus with section-8 rents.

I have a similar product in NE GA, turnkey, going in 9 cap. 

A good bonus structure can turn an average manager into an all-star.