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Thanks guys for the feedback. After considering the current abysmal rental market and expense of a PM, I've decided to stick it out, be more proactive with issuing breach notices and just try to let their poor attitude get to me. As SeafordSunshine said, good opportunity for self-reflection...

This is a great idea, thank you! I've been burnt in the past by bad pms but I might try one of the more expensive ones recommended on this forum and do my due diligence first. It would probably be worth it for my sanity.

The rest of my tenants have mostly been really low maintenance. Oddly enough the ones in the lowest socio-economic areas have been the best and I only see them for the odd maintenance issue, routine inspection and to renew a lease. And they never talk down to you even when there is a problem...

I have a tenant who is rude, disrespectful and generally unpleasant/difficult to deal with. Their attitude seems to be that they are doing me a favour by renting my property eg does not return calls, does not keep their word, pays rent late not because they can't afford it (very high income...