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I once believed the same thing... until I broadened my outlook and looked outside capital cities. CIPs don't always cost more than Resi IPs. Granted the allowed LVR by lenders is lower. It is possible on a relatively meagre asset base. Even investment numpties like me can do it! ;)

Tip 1 - Find a property that is underlet, vacant or partially let. Make the property 'more tenantable'... how, depends on the property, then get it fully leased. ;) As you are no doubt aware, CIPs are valued against their income stream, not just their replacement value or otherwise...