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Oh absolutely. Or properties that price on a good yield because of a short lease (eg 168 Exhibition St, Melbourne - an entire 10 storey building in CBD sold at around 7.5% net yield, leased to the Victorian Government). At the end of the day, as a buyer, you have to make an assessment of...

I think they're just flying around to pay rent in different cities.

That's right. Commercial can be higher risk. Even if you have a water-tight lease, your tenant could flee the country (seen that happen many times). At the end of the day, you need to manage the risk with tools such as: - Low/moderate LVR; - Contingency plan on what you'll do if it went...

That's true. I don't even know why people quote 6-7% residential gross yields and get all excited. To compare any investment, the only way to do it is to look at net rent / net cost. Who cares what gross rent you get if you haven't counted vacancies/repairs/agent fees/coucil rates/water bills.