So sad to hear rental problems.
Thats why important to buy where u can everyday go (or at least within the 30mins to max 55mins drive raduis) and be able to "watch out like a eagle" over your property in Malaysia.
Another real life story on renter problem in malaysia :-
I had one tenant for my KL property, via a KL agent (I was then based in Singapore) she was from east malaysia and was a in some executive, so I thought it be ok, but later she, keep giving excuses, sick, medical bill, mother sick, husband loss job etc etc, then i kept giving discount even up to 30% of the rent, and still they left with 4 months rent due, the whole apartment was flooded with rubbish till u can't walk.
I had to take 3 days leave together with 3 other family members, drove down for 4 hours trip (SG-KL) then we had to clear everything ..OMG ..You wont believe it if i told u the details.. everything was damaged, the Kitchen doors were all torn out, sinks were sagging (were they sitting on the sink or what?), all Tv were damaged, etc etc..all these despite my kl agent, my neighbors and me being so nice to them.
Anyway long story short... I did an express renovation paid RM40k for it and was done in about 2 weeks.. At the end of that 2nd week some other tenant staying there passed by my unit while i so happen to be there while the renovation was at final stages.
They asked me if i renting out ...(ooohhh here we go again, no thanks unless I stay KL la) so, told them I am selling, and the rest is history ...they bought it and that was one burden less... So don't think you a nice landlord and everything be okie...it make no difference...
Now of these days I install CCTV in all my rented properties (In Iskandar) and all must be 30 - 55 mins drive radius from where I am.
I collect min 3 months deposit PLUS 1 Advance rental PLUS you must have I screen thru their profile by calling their HR to verify their work history PLUS compulsory cleaner to go clean every week and I do spot check every month same time as the air condition servicing.
You really dont have a choice cause the "Renter Market in Malaysia" a whole different wild beast that will eat u alive ... No amount of phone calls, sms reminders, letters, lawyer letter gonna help you (not like in sg really works) as the law here in SG is en forcible.
In Malaysia, jungle rules, so, 3 months is a must plus 1 advance. Net line is needed so u can install the CCTV in the main hall, and incoming tel line is needed in the main hall plus u really to go down to lock up the unit if need be. Also get really for many many pity stories, just listen and u go to be firm and say ok but still rent is payble, and never offer discounts and it get worst if u do that. So for me every time pity story comes i listen but after that i will still charge interest of Rm50 perday for any late payments. So far touch wood it works !
In NZ, so far touch wood no such problems yet face by me... maybe culture different ?