Property Investors · Portfolio Finance
Finance built for investors thinking three moves ahead.
Most brokers find you a loan. I find you the structure that lets you buy the next one. Equity release timing, lender sequencing, loan features... all designed around your portfolio goals.
Last reviewed
Rebecca Tickner
Finance Broker · Maxfin
Sound familiar?
The problems I hear most often.
Your equity is sitting idle
You've built equity in your existing property but don't know how to release it efficiently without disrupting your current loan structure.
Banks keep changing the answer
One lender says yes, another says no. You've been quoted wildly different capacity figures and don't understand why.
You don't want to wait three years
You're ready for property two or three but don't know if the timing is right, or how to structure the finance to make it happen sooner.
How It Works
Five stages. Walked together.
The same client journey from your first call through to settlement... and the loan reviews that follow.
Tap a stage to explore
01.
Discover
- 15-minute discovery call
- Hello Pack lands in your inbox
- Click “Get Started” to begin your Fact Find
02.
Plan
- Your Fact Find returned
- I assess your servicing
- You receive your Game Plan with my recommendation
03.
Apply
- Game Plan signed
- I lodge your application
- We wait... lender may come back with clarifying questions
04.
Approve
- Conditional approval
- Final conditions satisfied (e.g. insurance)
- Formal approval
05.
Settle
- Loan documents signed
- Settlement booked, solicitor takes the lead
- Loan settled!
In Practice
My partner and I have built a seven-property portfolio. Every loan we hold was structured deliberately, not accidentally. That's what I bring to your portfolio too.
Rebecca Tickner
What you get working with me.
Equity release that doesn't lock you out
Structured so your current equity works for you without creating problems for your next purchase.
Lender sequencing strategy
Which lender to use and in what order as you scale. Not all lenders are equal when you're building a portfolio.
Cross-collateralisation advice
Honest guidance on whether to keep loans separate or linked, and the downstream consequences of each.
Interest-only periods where appropriate
Maximising cashflow during the accumulation phase without compromising serviceability for future loans.
Pre-approval with confidence
Go to auction knowing exactly what you can spend, with a pre-approval that actually holds.
Reviews every 3-6 months
Finance that scales with your portfolio, not a set-and-forget arrangement that costs you year after year.
The Mistakes
Seven mistakes I see investors make at property number two.
Property one rarely breaks anyone. Property two is where the first loan's structure either lets you keep going... or quietly stops you for a few years. These are the most common traps I see.
01
Cross-collateralising property #1 with the home loan
Banks default to it because it's easier paperwork at their end. The problem shows up when you want to sell, refinance, or release equity from one property... both have to be reassessed together. Keep loans separate from the start. Same lender is fine; just not linked as security.
02
Maxing borrowing capacity on the first investment
Lenders will tell you the absolute ceiling of what you can borrow. Just because you can doesn't mean you should. If property #1 takes you to your serviceability ceiling, you cannot buy property #2 for years. I leave headroom, deliberately, on every first purchase.
03
Going to your existing bank for property #2 without a comparison
Loyalty discount that often isn't. Your existing bank has limited investor policy and may apply tighter LVR caps once you hold multiple properties with them. Every new loan is an open lender selection, not a default.
04
Treating offset and redraw as the same thing
They aren't. Especially when an owner-occupied property converts to an investment later. Funds redrawn from a loan are treated differently for tax purposes than money sitting in offset. If there's any chance the property will become an investment, default to offset.
Tax treatment of borrowed funds sits with your accountant. I'll flag the structural decision before you sign.
05
Releasing equity to 80% LVR on every property without modelling
Just because a lender approves doesn't mean it's a sound move. Cumulative debt across the portfolio is what determines whether you can buy property #4, not what's available on property #2. I model serviceability across the whole portfolio before any equity release.
06
Setting up the loan in the wrong name or structure
Buying in your personal name when a trust would have suited the long-term plan, or vice versa. Hard to undo after settlement. The structuring decision sits with your accountant. My job is finding lenders who'll lend to whatever structure your accountant recommends.
Subject to lender criteria; not all lenders accept trust or company structures.
07
Fixing the rate at the wrong time
Investors typically fix only after rates have already moved against them, locking in the worst rate available. The fix is rarely fully fixed or fully variable. A part-fix, part-variable structure tied to your strategy and cashflow position usually serves better than either extreme.
The How
Equity release, done right.
The mechanic that lets investors keep buying without saving a fresh deposit each time. Powerful, and easy to get wrong.
What's actually available to release
Say your property is worth $800,000 and you owe $400,000. You have $400,000 of equity. That isn't what's available to release.
Most lenders will let you draw equity up to 80% of the property's value before lender's mortgage insurance becomes payable. So:
- ●80% of $800,000 = $640,000
- ●You already owe $400,000
- ●That leaves $240,000 you could release
Numbers above are illustrative. Actual access depends on your serviceability, the lender's valuation, and LVR policy at the time.
The order matters
- 01Get the property revalued. The lender orders the valuation, not you. The number on the valuation is what determines what's releasable.
- 02Apply for the equity release as a separate loan facility, not a top-up of the existing loan. Keeps the borrowed funds clean for tax purposes when they're used for the next investment.
- 03Park the released funds in an offset until you're ready to settle the next purchase. No interest charged on funds that haven't been deployed yet.
- 04Use them for the deposit, stamp duty, and settlement costs on the next property. Keep records of what funded what.
Three traps I see
Cross-collateralisation by accident
If the lender links the equity release to the new investment property as security, you've cross-collateralised. The fix is to keep the equity release loan secured against the existing property only, with the new purchase as a standalone loan.
Drawing down too early
Once funds leave the offset and sit in a regular account, the trail of what they were used for matters for tax. Best practice is to leave the released funds in the offset until they're used directly for the deposit and costs of the next property.
Stretching to 80% LVR on every property
Cumulative debt across the portfolio is what determines whether you can buy the next one, not what one individual property allows. Just because the lender approves the release doesn't mean it's the right move strategically.
Tax treatment of borrowed funds sits with your accountant or financial adviser, not your broker. My job is the structure of the loan facility itself. Subject to lender criteria, valuation, and your individual serviceability.
Run The Numbers
See what you could actually borrow.
Run the numbers before you call anyone. Same approach lenders use to assess you.
RBA rate update · 6 May 2026 applied
1 · Your details
2 · Properties you already own
3 · The investment property you're looking at
Banks count 80% of expected rent. Negative gearing tax benefits aren't modelled here, so your real capacity may be slightly higher.
4 · Core debts
Banks assess your limit, not your balance, at 3.8% of the limit per month, even if you pay it off each cycle.
Combined monthly repayments on personal and vehicle loans.
5 · Living expenses
I'll use average household living costs unless you enter your own.
Estimate only. Not a credit offer or pre-qualification. Subject to lender criteria, credit assessment, and a full needs analysis. Rental income and existing lending may be assessed differently by different lenders. Negative gearing benefits are not modelled here. Get in touch for advice tailored to your situation.
Questions
Frequently asked.
How much does a broker cost?
Generally, nothing. Banks pay me a commission when your loan settles, and it doesn't change your rate or your loan amount one bit. My service costs you nothing, plus you get a lot of support, education and guidance, all in your best interests. No-brainer, right?
Heads up: more complex or strategic work, like developments, house flips, or deals with claw-back risk, may involve an upfront fee. Always disclosed up front.
Can I use equity in my existing home to buy an investment property?
Yes, and it's one of the most powerful tools available to property investors. I'll look at your current loan-to-value ratio and work out how much equity you can safely release without over-extending your position. Subject to lender assessment.
Should I keep my investment loans separate from my home loan?
Almost always, yes. Cross-collateralisation can create real problems when you want to sell one property or access equity in another. I'll explain the trade-offs specific to your situation.
How many investment properties can I buy?
Depends on your income, existing debt, and how you structure each purchase. Some investors use multiple lenders across a portfolio to spread serviceability. There's no single answer, but I can model your specific position.
Will getting multiple loans affect my credit file?
Every credit enquiry has some impact. The key is not applying speculatively and making sure each application has a strong chance of approval before it's lodged. I manage this carefully.
What's the difference between principal-and-interest and interest-only?
Interest-only reduces your repayments during the accumulation phase, improving cashflow. P&I builds equity faster. The right choice depends on your strategy and tax position. I'll explain the implications for your situation.
Do you have access to lenders who specialise in investors?
Yes. I have access to lenders who understand investment structures, including those who are more favourable to investors with multiple properties on their books.
How is investor borrowing capacity actually calculated?
Lenders use a stressed assessment rate (typically 3% above your actual rate) and a household expenditure measure to model what you could service if rates rose. They then apply a rental income haircut (often 70-80%) to your projected investment income. The number that comes out is what's left for new repayments. I'll show you the maths before we apply.
Estimate only. Subject to lender criteria, credit assessment and a full needs analysis. Not a credit offer.
What does "lender sequencing" actually mean for investors?
Lender sequencing is the order you place loans across lenders as you build a portfolio. Some lenders cap the number of investment properties they'll lend against. Others have policies that get tighter as your portfolio grows. The right sequence preserves your borrowing capacity for property four, five and six... not just property two. This is the single biggest structural lever in investor lending and the one most investors don't know exists.
Can I buy an investment property in a trust or company structure?
Yes, in many cases. Trust and company structures can offer asset protection and tax planning benefits, but they sit firmly with your accountant and structuring adviser. My job is finding lenders who'll lend to the structure your accountant recommends. Not all lenders will, and policies vary considerably.
How do investor loans differ from owner-occupier loans?
Investor loans typically carry a slightly higher interest rate (regulators require lenders to price investment lending differently), and the rental income is assessed differently from PAYG income. Loan-to-value ratios are often capped at 90% for investors compared to 95% for owner-occupiers. The structure decisions also matter more, because investor loans are usually held for the long term.
What's negative gearing and how does it affect my loan?
Negative gearing is when your investment property's expenses (interest, depreciation, holding costs) exceed the rental income, and the loss can be offset against your other taxable income. This is a tax outcome, not a finance structure. From the lender's side, what matters is whether you can service the loan with your current income, including the projected rental shortfall. Tax treatment is your accountant's lane.
General information only. Not tax advice. Speak to your accountant about your specific situation.
Should I refinance my owner-occupier home before buying an investment?
Often, yes. Refinancing your home loan first lets you release equity for the deposit on your investment, set up a clean offset structure, and put both loans with lenders that suit each purpose. Doing it the other way around can mean re-doing the home loan twice and paying discharge fees twice. Order matters.
People reading this usually
The Framework
Structure first. Rate second.
Most investors lead with rate. The cheapest rate now means nothing if the loan structure stops you buying property two. Or makes selling property one a tax problem you didn't see coming.
I structure your finance the same way I structure my own portfolio. Lender sequencing, ownership entity, loan features, equity access. Then we look at rate, knowing the structure is doing its job.
01
Lender sequencing
02
Loan structure
03
Then rate
By Your Situation
Six investor scenarios I work with regularly.
Pick whichever sounds most like you for the deeper read on structure, lender policy and how I'd approach it.
Written & reviewed by
Rebecca Tickner
Finance Broker, Maxfin · Diploma of Finance & Mortgage Broking Management (FNS50322) · ASIC Credit Rep 571611 · MFAA Member
I built a seven-property portfolio with my partner. I structure clients' finance the same way I run mine.
More about Rebecca