We work with lots of agents & buyers and what i see in commercial agents that do well is they are much more focused on building long term relationships (often 10-20yrs+) where resi agents seem to be sell and move on most of the time.  If you are in Vic feel free to get in touch we are always looking to work with good agents esp commercial agents.

Selling your PPOR would be tempting as you can free up the equity keeping your new home loan down and of course it is CGT free. I am a strong believer that investment decisions and lifestyle decisions should be kept seperate