1) Do your due dilligence when choosing a tenant. When you find a good one that wants to stick around, recognize the value provided by both parties by not being a douchebag and running your rental business in the spirit of legislation drawn up by the tenancy act. Residual risk is your cost of doing business.
2) Don't rent out in a building where the strata doesn't allow rentals. Otherwise, see 1).
3) Again, see 1). I was in the last apartment I rented for 2.5 years. In that time I cost my landlord the cost to repair a leaking, cracked shower fitting, and the cost to repair a towel rail that came out of the drywall. The latter I fixed myself and just sent my landlord a receipt for the hardware from home depot.
If you do the above math and decide it isn't worth the cost of doing business to you and would rather leave the property empty and still figure it's worth your return after all relevant fees, taxes etc, then all the power to you.
Im no landlord but that's my take on why so many rentable places sit empty which is a bit of a shame.
Im sure shitty landlords would just fuck people over if they changed the rules in their favor. as usual is the 20% of the population that are the shitheads that ruin it for most.