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Banks take your capital growth into consideration by refinancing. If you sold, you would've realised the gain, so it's just cash any way. Banks don't take "projected" capital growth into consideraton when calculating serviceability, if that's what you mean, so at some point you hit a brick wall...

Of course it is viable... in fact I only look at properties and areas that have good capital growth. The cashflow/value add etc comes as a secondary consideration. If there's no capital growth potential, I don't even bother. One of my mates has a suite of outer suburb properties - extremely...

I don't know if that's correct. Even if you have 0 leverage, you could have a very low yield (eg 1.5%) which would be considered poor cashflow.

I've also done it for residential - in fact my last residential was as prime as you get for a location for a metropolitan area, with decent cashflow. But yes they tend to be more easily found in commercial.

Well that's why A grade investments with cashflow is hard to come buy. About the only stuff I buy.