my newbie investing experience shared and direction advice needed please

Thanks for your insight dzha1408 !

What you'll find is that if its being offered and its a genuinely good rate, there will be several brokers who will be on top of it for getting the best rate. The guys on here should be able to get you close enough to a great rate.

Point is .. if you got the best deal .. the rate plus or minus a percentage point shouldnt make that much of a difference. You should have worked out how to handle the deal with 2 full interest points difference. Otherwise you werent calculating for a change in rates .. which .. regardless of the time period WILL happen.

Like any other investment .. you should be looking for a sought after commercial property .. and not a singular one either. Commercial properties may pay significantly better but you MUST have an offset for the risk component on commercial otherwise you are banking on trouble. If it stays vacant .. the vacancy can be a lot longer on commercial depending on economic circumstances. You want your commercial property golden egg, back it up with a couple of income producing assets that are relatively secure to match it. For your own safety.

dzha1408 the other thing i will relate is that you seem to have run on your first investment on a good rental return rather than the overall quality of the property. You should always ask yourself even when purchasing a property how you would sell the property and to whom.

There are no mistakes that cannot be righted with time and effort. Hold your property and see if you can improve it over time. Change your tenancy mix if possible. There is no challenge that cannot be met through using your head.

Before you start investing again you need some professional advice.

You will likely be a non resident for tax purpose and this will mean a whole new approach is needed. You also need to consider asset protection and tax strategies for your money.

So do I and many other brokers but it doesn't make a difference. We all need to send the scenario to the lender and they would need to get pricing approval. 

It is the lender's money and they are the ones that give the discount. Brokers can assist by knowing what the going discount rate is. Your financial status is not the main factor, rather it is the size of the loan, the size of the total borrowings, the LVR, the other products that you may be taking or have and sometimes profession – medical for eg.

I've done ok with WBC and CBA pricing requests over the years.

Sometimes certain brokers linked with certain aggregators can offer exclusive products only available through the broker channel – that might be what the broker is getting at.

There are also times where a brokers relationship with a lender can result in a better rate for the client.  

Having said all that, it should never be primarily about rate – structure is more important so I'd be quizzing the broker over this rather than "what his best rate is." 

Cheers

Jamie

You will have different LVRs on the shares compared to the Commercial IP. Different rates may also apply – so you may need to consider how you structure your loans.

Yes, you can borrow to buy shares and have the loan secured by the shares – often referred to as a margin loan.

Don't know about bonds – it could be done, but I don't know if it happens.