Agree with you! the actual rental return (expenses included high management fee; rate; property tax; maintenance cost; rental commissioning fee; rental-exempted period and no-income period between old and new contract) is pretty high. My real life for 2 properties-One I bought it in 1996, gross rental return is 5.8%, net income return is 3.2%. Another properties bough in 2018, gross rental income is 2.8%, net return is 1.5%