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Tenant turnover may be the weak point because a 5-bed villa has a narrower renter pool than a smaller unit. I would also separate recurring property tax and insurance from one-off transaction costs so the operating yield remains clear. How firm is the ¥293,100 rent estimate, and what vacancy...

One more practical issue: decide what would make you sell later. If you keep it for a trial year, set thresholds now—such as repeated cash injections, an extended vacancy, or management becoming too demanding. Otherwise “let’s see how it goes” can turn into indefinite remote ownership. With the...