Why a vacancy is cheaper than a bad tenant

Question

Hey BP fam,

I see a lot of new investors rush to fill a unit just to stop the "bleeding" of a vacancy. Big mistake. A vacancy costs you a month of rent; a bad tenant costs you thousands in legal fees and damages.

Your screening process is your only real insurance policy. Here’s how to keep it tight:

• The 3x Rule: If they don't make 3x the rent in gross income, any small car repair or medical bill becomes your financial problem when the rent comes up short.
• Trust, but Verify: Credit scores are okay, but rental history is the truth. Always try to talk to the landlord before the current one—the current one might just be saying "they're great" to get them out!
• The Pre-Screen: Save your time. Put your income and credit requirements right in the listing to weed out 50% of the "no-gos" before you even pick up the phone.
• Stay Consistent: Have written criteria and apply it exactly the same to everyone. It’s the best way to stay on the right side of Fair Housing laws.

At the end of the day, it's better to wait two weeks for the right fit than to spend six months in housing court.

For the seasoned pros: What was the one "red flag" you ignored early on that you'll never miss again?

Mario Benavidez · Answer

Thank you all sharing!

Colleen F. · Answer

@Mario Benavidez "We are going to rent a few years while a look for a place".  Left in less than a year. That higher credit score is not necessarily the best. Now I will take someone who is a 700 who has been renting for 5 years over an 800 who just sold their home and is relocating anyday. My criteria does not say I take the highest score.   The highest credit score and highest income without rental history often means they are looking to buy a place. Turnover is a killer

Mario Benavidez · Answer

Hi @Amanda Bryant, Thanks for sharing and congrats!

Amanda Bryant · Answer

I have 7 move-ins this week and 6 last week. They all qualify with Net income.

Simon W. · Answer

That's not even realistic, 3x the rental rate on a Net Pay, you are looking for people with 6-figures to rentals and it is AFTER existing monthly expenses.

Amanda Bryant · Answer

Great information, Mario. I’m a fellow real estate agent and property manager in the South Carolina market, representing both long-term rental owners and luxury short-term rental investors.

I agree with most of what you outlined, with one key difference in my underwriting approach — I evaluate tenants based on net income, not gross. I require applicants to demonstrate that they physically bring home at least 3x the rental rate after accounting for existing monthly obligations. If an applicant is not honoring their current financial commitments, we typically will not move forward with them as a renter.

Through firsthand experience managing investor portfolios, I’ve seen the true cost a bad tenant can have on an owner’s P&L. While vacancy certainly carries a cost, an underqualified tenant often creates significantly greater financial risk through missed payments, property damage, legal expenses, and turnover costs. Both vacancy and placement risk have consequences, but in my experience, a strategic vacancy is often the lesser of two evils

Strong screening standards ultimately protect everyone involved — the owner, the asset, and even the tenant. I also make it very clear to new investors that being patient for the right tenant is key. I have seen a bad tenant wipe out an owner's entire year of profit in cases where ROI is low. A great property that presents as a positive cash flow does not equal a win if it is not in the right area. Appreciation, rent stability, income levels and tenant quality are driven by location. I always say find the right agent. Buying real estate and investing in real estate are two different skill sets. Make sure your agent knows the difference. Do not fear vacancy! Fear thin margins!

Bruce Woodruff · Answer

I agree too! I would much rather have my property sit empty than have even a mediocre tenant. Everyone talks about the holding costs, but that is only one piece of the puzzle as @Mario Benavidez correctly notes....

Most people do not value their time much if at all.....not to mention the stress, etc....

David Peschio · Answer

I agree. I would also check the court records for any evictions, bankruptcies, or relevant criminal convictions.

Eric Gerakos · Answer

Agreed.