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You can use rent to prove serviceability. The problem is the numbers usually don't stack up well enough to provide enough serviceability. It's not possible to say what LVR you need to get to, because we don't know what future interest rates, rents, or purchase prices will be. It's far to say...

If you're really positive cash flow, your rental income might be enough to demonstrate serviceability for more lending. There are some (very advanced) strategies you can employ using annuities which may help in these circumstances. Otherwise, if you can't demonstrate that you can afford the...