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With the rising price over the past 12 mths (10%+?) and rents not able to catch up yet, I suspect that the current rental yield across most suburbs in Melb just won't be that great (maybe 3.X%-5% max for most houses and units; and of course higher for apartments but growth won't be as good).

Hi OP, - Carlton will give you good rental yield (probably 7%?) but CG would be less than ideal, especially for what you're planning to do (see below) - Brunswick/Northcote is near the $500k mark now for 2-1-1. $400k would get more a 1-1-1. It's really lifed this year... - If you're...