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Correct, but the 'scummier' the area, the worse the clientele.

This is the problem with buying for cash flow, a lot of the time you're dealing with lowlifes. I know nothing about Wagga but assuming you did your due diligence before hand and you think it's a good investment I would always recommend holding the property for 6-10 years - you need to give it...

I think you'd even struggle to get 15 weeks rent... I think they will make you bear some of the responsibility for not kicking the tenant out at the first available opportunity. 6 months (and counting) is a staggeringly long time to let someone live in your property rent free... You've got to...

Who is your insurance with? Most will only pay 6 weeks rent, not 6+ months.