In this episode of Inside Residential Property, host Liam Garman sits down with Rethink Financing Director and award-winning mortgage strategist Son Pham to unpack one of the biggest blockers in today’s investing landscape – the belief that serviceability is capped.
Together, they reveal why many investors feel “tapped out” and why, from a broker’s perspective, there is almost always more borrowing power available when you know how to navigate lender policy.
They’re joined by investor Danny, who walks listeners through his decade-long portfolio journey, starting with an off-the-plan townhouse in Glenmore Park before expanding into high-performing regional and interstate markets. Danny shares the wins, mistakes, and philosophy that shaped his strategy – from audit-proofing his team with an accountant and broker, to reframing debt as leverage and prioritising long-term freedom over short-term comfort.
Son breaks down Danny’s lending position live on air, exploring how banks actually calculate serviceability, why “the buffer” traps so many investors, and how non-bank lenders, trust structures and policy nuances can dramatically change borrowing outcomes. The trio dissect valuation strategy, equity releases, credit file traps, and when investors should consider selling to accelerate their next move – all with the goal of reducing time spent on the sidelines and keeping the portfolio compounding.
Listeners will gain insights into:
How lenders really assess income, rental shading, and buffers, and why policy is more powerful than interest rates.
Why serviceability “walls” are often illusions, and the specific lender types that can shift borrowing power.
When (and when not) to use trust structures for residential portfolios.
How to think about selling – identifying assets that have “done their job” vs. those with more growth runway.
The mindset shift needed to scale: debt as leverage, action over perfection, and buying well even at higher rates.
This episode offers an unfiltered, highly practical breakdown of what it really takes to keep growing when the banks say no – empowering investors to unlock smarter pathways, accelerate their next move, and avoid spending years stuck at a standstill.
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In this episode of Inside Residential Property, host Liam Garman sits down with Rethink Financing Director and award-winning mortgage strategist Son Pham to unpack one of the biggest blockers in today’s investing landscape – the belief that serviceability is capped.
Together, they reveal why many investors feel “tapped out” and why, from a broker’s perspective, there is almost always more borrowing power available when you know how to navigate lender policy.
They’re joined by investor Danny, who walks listeners through his decade-long portfolio journey, starting with an off-the-plan townhouse in Glenmore Park before expanding into high-performing regional and interstate markets. Danny shares the wins, mistakes, and philosophy that shaped his strategy – from audit-proofing his team with an accountant and broker, to reframing debt as leverage and prioritising long-term freedom over short-term comfort.
Son breaks down Danny’s lending position live on air, exploring how banks actually calculate serviceability, why “the buffer” traps so many investors, and how non-bank lenders, trust structures and policy nuances can dramatically change borrowing outcomes. The trio dissect valuation strategy, equity releases, credit file traps, and when investors should consider selling to accelerate their next move – all with the goal of reducing time spent on the sidelines and keeping the portfolio compounding.
Listeners will gain insights into:
How lenders really assess income, rental shading, and buffers, and why policy is more powerful than interest rates.
Why serviceability “walls” are often illusions, and the specific lender types that can shift borrowing power.
When (and when not) to use trust structures for residential portfolios.
How to think about selling – identifying assets that have “done their job” vs. those with more growth runway.
The mindset shift needed to scale: debt as leverage, action over perfection, and buying well even at higher rates.
This episode offers an unfiltered, highly practical breakdown of what it really takes to keep growing when the banks say no – empowering investors to unlock smarter pathways, accelerate their next move, and avoid spending years stuck at a standstill.
In this episode of Inside Residential Property, host Liam Garman sits down with Rethink Financing Director and award-winning mortgage strategist Son Pham to unpack one of the biggest blockers in today’s investing landscape – the belief that serviceability is capped.
Together, they reveal why many investors feel “tapped out” and why, from a broker’s perspective, there is almost always more borrowing power available when you know how to navigate lender policy.
They’re joined by investor Danny, who walks listeners through his decade-long portfolio journey, starting with an off-the-plan townhouse in Glenmore Park before expanding into high-performing regional and interstate markets. Danny shares the wins, mistakes, and philosophy that shaped his strategy – from audit-proofing his team with an accountant and broker, to reframing debt as leverage and prioritising long-term freedom over short-term comfort.
Son breaks down Danny’s lending position live on air, exploring how banks actually calculate serviceability, why “the buffer” traps so many investors, and how non-bank lenders, trust structures and policy nuances can dramatically change borrowing outcomes. The trio dissect valuation strategy, equity releases, credit file traps, and when investors should consider selling to accelerate their next move – all with the goal of reducing time spent on the sidelines and keeping the portfolio compounding.
Listeners will gain insights into:
How lenders really assess income, rental shading, and buffers, and why policy is more powerful than interest rates.
Why serviceability “walls” are often illusions, and the specific lender types that can shift borrowing power.
When (and when not) to use trust structures for residential portfolios.
How to think about selling – identifying assets that have “done their job” vs. those with more growth runway.
The mindset shift needed to scale: debt as leverage, action over perfection, and buying well even at higher rates.
This episode offers an unfiltered, highly practical breakdown of what it really takes to keep growing when the banks say no – empowering investors to unlock smarter pathways, accelerate their next move, and avoid spending years stuck at a standstill.
In this episode of Inside Residential Property, host Liam Garman and Rethink Residential’s James Thompson unpack the real story of 26-year-old engineer Charlie, who turned a $25,000 deposit and a spreadsheet into a property portfolio now worth over $2 million.
Charlie shares how he bought his first investment property in Wagga Wagga at just 21, before rapidly expanding into the Central Coast and Hunter Valley. Working multiple jobs through university, Charlie saved aggressively, researched regional markets, and identified cash-flow-positive opportunities that set the foundation for long-term wealth.
James dissects Charlie’s three-property playbook, highlighting the balance between capital growth and yield, the role of strategic refinancing, and how investors can replicate this success even in today’s tighter lending climate. Together, they discuss when to hold and when to sell, as well as the pitfalls of being equity-rich but cash-poor.
Listeners will gain insights into:
Choosing the right regional markets and avoiding one-industry towns
Financing and structuring portfolios for sustainable growth
Balancing capital growth and cash flow in early investments
Navigating lending caps and how to keep building when the banks say no
Why goal setting matters, and how to move from accumulation to freedom
This episode offers an unfiltered look into the challenges and triumphs of starting young in the residential property game.
In the very first episode of Inside Residential Property, host Liam Garman and Rethink Group CEO Scott O’Neill dive into the strategies that separate long-term investors from short-term speculators. To kick things off, they unpack the remarkable journey of Vincent, a 29-year-old who has built an eight-property portfolio worth over $5 million in under four years.
Using Vincent’s story as a case study, the conversation explores how everyday Australians can scale their portfolios, the financing and cash flow challenges that come with rapid growth, and why chasing hotspots or quick wins often backfires. With more than $6 billion in acquisitions facilitated across Australia and New Zealand, Rethink Group brings the trusted expertise to cut through market noise and focus on strategies that work.
Key topics covered in this episode include:
• How Vincent grew to eight properties in just four years
• The real costs of hotspot chasing and “pump and dump” strategies
• Why balancing cash flow and growth is crucial for sustainability
• The role of diversification in reducing portfolio risk
• When it makes sense to pivot from residential to commercial
This debut episode sets the tone for a series dedicated to real stories, expert insights, and smarter decisions in residential property.
Subscribe now for monthly episodes designed to help you grow your portfolio with confidence.
Learn more: www.rethinkgroup.com.au
Book a consultation: https://www.rethinkresidential.com.au/contact
In this episode of Inside Residential Property, host Liam Garman sits down with Rethink Financing Director and award-winning mortgage strategist Son Pham to unpack one of the biggest blockers in today’s investing landscape – the belief that serviceability is capped.
Together, they reveal why many investors feel “tapped out” and why, from a broker’s perspective, there is almost always more borrowing power available when you know how to navigate lender policy.
They’re joined by investor Danny, who walks listeners through his decade-long portfolio journey, starting with an off-the-plan townhouse in Glenmore Park before expanding into high-performing regional and interstate markets. Danny shares the wins, mistakes, and philosophy that shaped his strategy – from audit-proofing his team with an accountant and broker, to reframing debt as leverage and prioritising long-term freedom over short-term comfort.
Son breaks down Danny’s lending position live on air, exploring how banks actually calculate serviceability, why “the buffer” traps so many investors, and how non-bank lenders, trust structures and policy nuances can dramatically change borrowing outcomes. The trio dissect valuation strategy, equity releases, credit file traps, and when investors should consider selling to accelerate their next move – all with the goal of reducing time spent on the sidelines and keeping the portfolio compounding.
Listeners will gain insights into:
How lenders really assess income, rental shading, and buffers, and why policy is more powerful than interest rates.
Why serviceability “walls” are often illusions, and the specific lender types that can shift borrowing power.
When (and when not) to use trust structures for residential portfolios.
How to think about selling – identifying assets that have “done their job” vs. those with more growth runway.
The mindset shift needed to scale: debt as leverage, action over perfection, and buying well even at higher rates.
This episode offers an unfiltered, highly practical breakdown of what it really takes to keep growing when the banks say no – empowering investors to unlock smarter pathways, accelerate their next move, and avoid spending years stuck at a standstill.
