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Geez NBS - that description of the house sounds like the one I just bought! I got a scare and thought you somehow got it from me after settlement! If its habitable as is wouldn't it be better to not spend 60k (just 5k painting, cleaning, minor repairs) and rent it out - then using the $55k...

I think you should just buy, reno, hold personally. No CGT and all the repairs can be depreciated. I'll even buy it if you don't - but will try to get it for 150k:p