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Yep. Totally agree In my relatively short investing career I have ( had I guess as I've sold 2 in the last few months) 3 bad tenants across 3 properties 1 very first property and first tenant saw my property filled with 12 workers on visas. Trashed my house in 6 months requiring a second...

I only have two properties but after development in the next few months i will have three( not including PPOR) Shortfall is a bit under $300 pw across all four or under $100pw for the IP's. For this i have $10,000 in the investment in/out account. (rent/interest) $40,000 or so in a whatever...