Hi wisepearl I've PMed you my recommendations a while back too and haven't received a copy of your list.

Here's my 2 cents worth. I bought my first home in partnership with the Government and I only had $2000. I believe these are still available. How they work is the gov gives you an equity loan which means you will own approx 67% and the gov will own 33%. When you make payments to pay your mortgage, you only pay the amount associated with your 67%. When you put value into that property, you send the paid invoices to the Gov department and they will pay for their share = 33%. You are still entitled to the FHOG too! When you sell your house, the equity loan gets paid out first and then the rest is split = 67% portion goes to you and 33% portion goes to the Gov.

I live in the Armadale area and I'm looking at buying in a 6k radius from Gosnells, Camillo, Kelmscott and Armadale. The best would be something closer to Kelmscott as that area is growing fast after Kelmscott I would probably choose Gosnells. The crime rate here in Armadale is no different to most areas and in my opinion Rockingham is worse! I've seen some terrible tenants in some of the houses I've looked at as they have not done anything to clean the place up for inspections etc and some really good tenants too. If the tenants are screened properly you should be able to sift out the bad one's.  Rents in the above areas are roughly between $300 and $350.