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The areas that I'm looking at have had huge corrections and increases in vacancy over the past year or two, but in my perception, have bottomed and are looking up again. I have gone down this road, too. I've ruled out resi, but had to decide whether to go multi-family or "true commercial"...

Not necessarily.

OK, here we go... When lenders give you money, they want to know how they'll be repaid. In Australia, property is generally cashflow negative, so the money to pay back the loan has to come from a source other than rental income, ie it comes from the income of the borrower. In the USA...

There are certainly pockets which look like incredible value now. I don't care much about the exchange rate because I'm planning on putting in no $A. ;) So I borrow US$ and make profit in US$, in which case I actually prefer the exchange rate to be weaker, as it ends up being more $A that I end...