Really gross.

GROSS Monthly Income >= 3 x Monthly Rent.

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

In my market, buyers are looking for about 12% or more in gross rental income relative to purchase price, so if you have a $500K property that's only doing $40K/yr under the current management, don't post rental history (though most buyers will ask for it, so be prepared to explain why it's performing the way it is).Also, network with agents who specialize in STRs. 

If I calculate my actual cap rate after 6 months by using their convention (Subtracting insurance, tax, property management from gross income) numbers match, thus I am getting what was promised on my proposal.

That’s 28*500 = 14000 a month gross.

There are some avenues that you could use, like no tax deduction piece work job (still you need to pay taxes and wc).LOL, no, here are my WC rates, carpenter 50%, plumber/electrician < 10%, painter/drywall 20%, roofer 100%, plus/minus 3% on all of them and then a premium deposit of more or less $10,000/year, I have a self-performing sub (only works by himself + 2 guys) and said he is paying about $4,000 for a $40,000 gross payroll.

I know that it is typically 20% gross income to have another company manage the property, but wanting to know the cost breakdown if I were to self manage.

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

Is that included in the divorce calculations or are you just taking gross appraised value?