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Indeed - the worst part about property investment is the tenants. When you only have a couple and they are model tenants, then great. When you have 100+ and 2% cause you constant grief, then it's a nightmare. Tenant issues is the most common reason I've heard for people getting rid of their IPs.

You really need to add a heap of overhead to the figures for the cost of running an office, advertising, expenses (particularly travel), admin, equipment, etc.

No, the plan could work... so long as you ALL have the correct licenses ! There may be a way to structure it with a couple of licensed agents running the trust account - and everyone else working as contractors performing various maintenance/inspection tasks ? Gotta be very careful of the...

Are they all managed through the same agency ? Most agents will give you a discount for managing multiple properties through them. What % are you paying now ? Unless it is overly high for the area, I don't really see the problem - it's a fixed percentage of the rent you actually receive -...