One mo vacancy, some repairs and 1 mo filling fee will easily cost you over 20% of your POTENTIAL gross income.

NJ is just annoying because we have a gross income tax... 

In Australia pretty much the whole country is more like LA, where gross rental yields sit at roughly 4% and property is very expensive, yet some regions of the US seem to have cap rates above 10% and have houses for under $100k.

Second, toilet seats are gross. 

I want to know what is going on but I do not or will not be instructing the GPs on how to manage it (unless there is gross negligence).

It's really a matter of calculating how much income you're foregoing when the units are down and factoring that into your gross income calculation. 

It also depends what they are charging on the monthly basis (10% of gross adds up to a lot more than 6% of gross)The biggest thing I saw when I used a manager(s) was making sure there was clear language in regards to what needs approval from you, and what they can do on their own.  

Sure, periodically you have a guest that leaves your place extra dirty and maybe breaks something (usually unintentionally) but hopefully you are investing in a place with plenty of gross revenue so you just fix stuff and keep moving forward, it’s just part of the biz.

With COVID 19 he went through 5 month dry spell and grossed yr to date only 20k in his day job. 

Maybe someone wants to comment on it:Bill Gross warns over $10tn negative-yield bond pilePile is a ‘supernova that will explode one day’, says former bond market kingBill Gross, co-chief investment officer of Pacific Investment Management Co., speaks during an interview in New York, U.S.June 10 2016The $10tn pile of negative-yielding government bonds is a “supernova that will explode one day”, according to Janus Capital’s Bill Gross, underscoring the rising nervousness over the previously unthinkable financial phenomenon.Central banks in Europe and Japan have moved their benchmark interest rates below zero.