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you sound like you have to have this house - just remember there are plenty others out there. first step of negotiation - set two prices. Price one is the lower on - the one you go in with. Price two is your highest offer - the one you wont pay a cent more if it is rejected. How quick can...

worse case scenario is -10% CG - now you have something valued @ $450k you have paid $500k for and is negitively geared? Not trying to be a party pooper but 6% CG as worse case is optimistic imo.

that is betting that worse case scenario is a 10% increase in 12 months. At a rent of $400-450 i would be lloking to purchase in the $300's. Does this block have any development potential or a pure buy and hold?