Hi there, thanks for you time and care. Although it seems obvious Suggestion on what to do when the PM really messes up, repeatedly? Yes we can leave them, however the property is in Darwin and we have heard most PM's up there are.... The old tenant moved out, a new tenant was approved, a visit was planned but said we couldn't visit as the new tenant was busy moving in. A month later, there is no rent. Asked PM where is the rent. PM said what rent? The property is vacant. Over the phone it was discovered that the new tenant never actually moved in and the PM didn't notify or advertise for new tenants so the property was and still is empty. We asked them to pay for extra advertising to get the property rented however I wonder what alternatives or suggestions are available. (Had a poor PM in Townsville earlier this year however switched PM and the new one is doing well) Appreciate suggestions, Thank you all.