Secure the right Investment Loan to buy your first investment property or expand your property portfolio. Get help from an experienced Mortgage Broker at TAP Mortgage Solutions today!
Rated 5 from 131 Reviews
Property investment is one of the most effective ways Australians build long-term wealth - but the lending decisions made at the start have a real impact on cash flow, tax outcomes and your ability to keep growing a portfolio over time. At TAP Mortgage Solutions, we help investors across Queensland, Victoria and the rest of Australia access investment loan options from over 50 lenders, comparing structures and rates to find the right fit for your strategy.
How Investment Loans Differ From Home Loans
Investment loans are assessed and structured differently to owner-occupier borrowing, and it is worth understanding those differences before you apply. Lenders typically apply a higher serviceability buffer to investment debt, and the way they treat rental income in their assessment varies considerably across the panel - some lenders accept only 75 to 80 percent of gross rent, while others apply a more generous calculation. We know which lenders are best suited to different investor profiles, which means your application goes to the right place from the outset.
Interest-Only Repayments and Cash Flow
Interest-only repayment periods are a common feature of investment loans. Paying only the interest during the interest-only term reduces your monthly outgoings while the property generates rental income, which can improve short-term cash flow and make holding costs more manageable. We help you understand the longer-term implications of interest-only lending alongside the short-term benefits, so the structure suits your overall strategy rather than just the immediate position.
Using Equity to Grow Your Portfolio
For investors who already own property - whether a home loan or an existing investment - the equity built up over time is often the most efficient way to fund a next acquisition without requiring a full cash deposit. We help you assess how much usable equity you have, which lenders will allow you to access it, and how to structure the borrowing so the overall debt load remains serviceable across your portfolio.
Portfolio Structure and Keeping Loans Separate
As you acquire multiple properties, the way loans are structured across the portfolio has significant implications for your flexibility. We generally recommend standalone loan structures for each investment property rather than cross-collateralising across multiple securities. Keeping loans separate means you can sell a single property without disrupting your entire lending position - an important consideration as the portfolio grows and your strategy evolves.
Tax Considerations
The lending structure for an investment property - particularly the use of interest-only repayments - directly affects the deductibility of loan expenses. Negative gearing, where holding costs exceed rental income, is a common strategy for investors in higher income brackets. We recommend working with a tax adviser alongside your broker to make sure the lending structure and the tax strategy are aligned from day one.
Book a free consultation with the TAP team to discuss your investment lending strategy. Whether you are buying your first investment property or reviewing an existing portfolio, we are ready to help you think it through properly.
Lap 1: Book a Meeting
We start by understanding your investment goals - what you are looking to purchase, how it fits into your broader financial strategy, and what you need the loan to do for you. Whether this is your first investment property or an addition to an existing portfolio, this conversation sets the direction before anything else happens.
Lap 2: Fact-Finding
We gather the key details about your financial position - income, existing debts, current property holdings, borrowing capacity and how rental income factors into the assessment. Investment loans are assessed differently to owner-occupier lending, and understanding the full picture at this stage allows us to identify the lenders best suited to your profile.
Lap 3: Working With You, Not Just For You
Investment lending strategy matters as much as the loan itself. This step is about working through the right structure together - how the investment loan sits alongside any existing home loan, whether interest-only repayments suit your cash flow goals, and how the loan is structured to keep your portfolio in the best possible position long term.
Lap 4: Loan Recommendation
Based on your investment profile and goals, we identify the most suitable lenders and loan structures. We walk you through interest-only versus principal and interest options, fixed and variable rate considerations, LVR management and how to structure the loan to keep your investment and owner-occupier debt clearly separated.
Lap 5: Document Gathering
Once you have selected a direction, we help you prepare everything the lender needs - income documents, rental appraisals or existing lease agreements, details of any properties used as security, identification and any additional lender requirements. We make sure the application is complete and well-presented before lodgement.
Lap 6: Application Lodgement
We submit your application and manage all lender communication on your behalf. We keep you updated throughout and handle any queries from the lender's credit team so the process moves efficiently.
Lap 7: Pre-Approval and Formal Approval
Pre-approval for an investment purchase gives you a confirmed position to search within and strengthens your credibility with vendors. Once you have identified a property, the lender completes a full assessment including a property valuation. We manage this process through to formal approval and make sure all conditions are met before you proceed.
Lap 8: Document Signing
With formal approval confirmed, loan documents are prepared. We walk you through the key terms - including how your investment loan is structured relative to any existing lending - so you understand your obligations clearly before proceeding.
Lap 9: Settlement
On settlement day, your investment loan is finalised and funds are transferred to complete the purchase. We coordinate with your solicitor or conveyancer and the lender to ensure a smooth settlement and guide you through the final steps.
Lap 10: Ongoing Support
We stay in contact after settlement to help you manage your investment lending as the portfolio grows. We monitor whether your loan remains competitive, identify opportunities to access equity for further acquisitions, and are ready to assist when circumstances change or new opportunities arise.
RT
Ryan Turbill
Troy is an absolute gun, great experience from start to finish - 10/10
KF
Kim Fraser
Cassandra is a true professional Cass has helped my son and his partner achieve their dream of purchasing their first home. Cass has gone above and beyond to help and answer any questions. I would recommend Cass to everyone who needs assistance in this area. Her expertise in this area is exceptional.
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Paula Andrea Daza Lopez
After going through five different brokers, finding Cass Calder was honestly a relief. From the very beginning, she took the time to truly understand our situation and patiently cleared every single doubt we had, without hesitation. What meant the most to us was that she never felt intimidated by how complex our case was. Instead, she approached everything with confidence, care, and genuine dedication. Throughout the entire process, we felt supported, reassured, and in very capable hands. Cass didn’t just do her job, she went above and beyond to make what felt overwhelming finally feel possible. We’re incredibly grateful and couldn’t recommend her more.
A mortgage broker will recommend a product based on what you say is most important to you – for example, “pay my loan off quickly” or “guaranteed repayments” or “low cost”. We do however, live by the following; “if you want flexibility take a variable rate loan, if you want budget certainty, take a fixed rate loan, if you want both, then do a split loan.”
Lenders will only sell you their own products. Each bank (or lender) has a variety of loan products on offer – low doc, package loans, loans with re-draw facilities, plant and equipment loans, fixed rate loans, interest only, interested in advance, variable, introductory variable… and so on. The issue you face as a consumer is ‘which loan is right for me?’ And that is where your mortgage broker becomes an invaluable resource!
If you go direct to the bank, you will only be offered the loan options available through that one lender. As your mortgage broker, we do all the leg work to find the right loan for your needs. We are across many lenders and all of their loan products, and our sole purpose is to find a suitable loan to match your personal financial circumstances and goals.
We are Connective Brokers and we have access to many lenders. This means we can source you a loan from different lenders to provide you with a variety of options that are suitable for you and your situation.
There are specific factors that need to be considered when determining how much a customer can borrow, such as income, employment position, the deposit saved, current living expenses and any liabilities. Our borrowing calculator can give you a rough idea of how much you may be able to borrow. For a more accurate assessment, please give us a call and we can go into your options and discuss your circumstances in more detail.
Mortgage brokers do not set rates. The Reserve Bank of Australia meet on the first Tuesday of every month to determine the official cash rate for the country. The lenders then use this information to set their own rates. Lenders also adjust their rates according to their costs and other economic considerations.
Some brokers charge a fee for their service which they must disclose to you up-front before you engage their services. However, the costs of the loan are the same. These costs depend on the loan and lender you choose. If you want to save on loan costs, just tell us. We can locate loan products from the lenders with the lowest fees and charges.
Mortgage brokers are qualified finance industry professionals. They work with you to determine your borrowing needs and objectives, and to help you determine how much you can borrow. Brokers help to ensure that you don’t take out a loan that is not right for you. Like your solicitor, accountant or financial planner, we are specialists in what we do and will provide you with a suitable finance solution to help you achieve your goals. With a mortgage broker, you can expect a more personalised level of service than you would usually receive directly from a lender.
Additionally, our brokers have access to finance products from a wide variety of lenders. This means your broker can compare lending products from different lenders to find a loan that’s just right for you.
Some mortgage brokers charge a fee for their services and some don’t. When you take out a loan via a mortgage broker, it does not cost you more in loan repayments. Brokers get paid a commission by the lender for bringing new business to them, but this does not impact your interest rate. Some brokers charge a fee for their service. They must disclose this fee upfront to you so that you know what it will cost if you engage their services.
Absolutely not. First of all, there is very little difference between the commissions paid by the various lenders. There is also legislation in our industry called the National Consumer Credit Protection Act (or NCCP), that is designed to protect consumers and ensure ethical and professional standards in the finance industry. We tell you upfront what commission we will be getting from the lender. Our job, our only job, is to find a competitive loan for your needs and objectives.
Sure thing! We are mobile brokers so we can come to you.
The primary advantage of using a broker for financing large purchases beyond property is the ability to secure finance tailored to your specific financial circumstances and needs. For depreciating assets, the right financing can potentially save you money on interest and fees or help maximise your tax benefits.
Not sure what type of loan suits your current financial situation? That’s where we come in. We provide customised finance solutions selected from a panel of leading lenders, ensuring your loan is working in your best interest. Contact us today to discover how we can assist you.
The Trustee for QLD Mortgage and Finance Trust ABN: 75 374 008 331. Credit Representative #465891 is authorised under Australian Credit License #389328.
Disclaimer: This page provides general information only and has been prepared without taking into account your objectives, financial situation or needs. We recommend that you consider whether it is appropriate for your circumstances and your full financial situation will need to be reviewed prior to acceptance of any offer or product. It does not constitute legal, tax or financial advice and you should always seek professional advice in relation to your individual circumstances.
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