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Wouldn't beat youself up over it - it's not that bad in your situation because 1. yout tax bracket is low anyway 2. you probably need that income coming in to help with cashflow Nah - probably wouldn't have helped. I don't think you missed out on much. Have a chat to a (good) broker...

And in this case, the captial is now locked into the IP so can not be used for a PPOR and still have tax deductibility. The Y-man

Sorry, but not enough info to make any sort of observation............ For starters: your house hold income employment status kids other loans rental income...... The Y-man