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yes - last boom cycle i did this. bought too many neg geared properties due to fear of missing out ... only to have the boom end, too much debt, interest rates going up and i was forced to sell several off at a loss just so we could stay aflaoat. very very important lesson that made me a lot...

that was my first thought for your situation ... you "buy" at wholesale by building yourself (or, should i say, getting the builder to build for you), revalued at retail and you get retail rent and then end result is top tax depreciation dollar - so cashflow can be physically very positive, but...