I need my VRs to gross 1.5%+++ of PP per month or I'm not going to bother. 

As @John Warren pointed out it really depends on the type of property.It's common for property management to charge 10% of gross rents for SFH's and small MFR's.As you get into larger commercial MFR deals that number will drop slightly due to economies of scale.

Your gross will be about $1,490.

@Ernest Fox I see 6 properties in Pigeon Forge, TN for sale that could gross at or above a 15% yield.There are 31 such in Gatlinburg (a much larger area).

After over 1000 strategy calls with investors and coaching clients over the past couple years here is what I tell W2 employees...

LLCs that are thinly capitalized are more likely to be viewed as “shells,” thereby losing their capacity to shield the members from liability.or fails to maintain a separate identity from its owners ( using the business bank account for business purchases, maintaining separate books)Conversion of entities Assets for Personal Benefit:Another factor that poses a risk of piercing the corporate veil is the draining of entities assets (such as payments of large salaries to shareholder-employees) that leaves the entity with inadequate resources to pay its debts.Do not commingle personal and LLC assets.Maintain a separate LLC bank account.Execute an operating agreement.Follow the provisions of an operating agreement.Have LLC member meetings according to the operating agreement.Title property in the name of the LLC.Maintain insurance on LLC property in the LLC's name.Sign all LLC documents in the LLC's name, not the members' names.b.

Most people will set aside approximately 50% of the gross income for reserve to cover maintenance, taxes, insurance, vacancy, etc.

Avoid increasing, and if possible reduce, your exposure to these financial risks.For example, you'll want to avoid becoming a cosigner on a loan, taking out an adjustable-rate mortgage, and taking on new debt all of which can increase your financial risk during a recession.If you're an employee, you'll want to do everything you can to safeguard your job, such as performing top-notch work and improving your productivity.If you're a business owner, you might need to postpone spending on capital improvements and taking on new debt until the recovery has begun.

Some of my units are in SOMA and East Cut and I bought them to align with expanding office space and tech employee base with the likes of Salesforce and Facebook buildings etc.

So from selling you gross $417,338.67 then pay off the $276.870.70 in loans, your net is $140,467.97$140,255 vs $140,467.97 - looks the same right?