Not just a loan — a lending strategy. Adrian's $150M+ commercial banking background means he understands how lenders assess investment risk, how to structure loans across a growing portfolio, and how APRA's 2026 DTI rules affect what you can borrow and with whom.
$150M+ commercial portfolio managed. Adrian has worked directly with property investors and business owners inside the banking system — he knows exactly how lenders assess investment risk.
Tell us about your investment goals — Adrian responds within 2 hours.
Most mortgage brokers can find you a competitive rate. Fewer understand how lenders actually assess investment applications — what they look for, where the risk flags are, and how to structure an application to give it the best chance.
Book a free assessmentAdrian spent years inside the banking system managing a $150M+ commercial lending portfolio. He knows how lenders think, what triggers a decline, and how to structure an application to succeed — knowledge that most brokers simply don't have.
The February 2026 APRA changes have made lender selection more consequential than ever for investors. Adrian tracks which lenders have headroom for high-DTI applications and which non-bank options are available — so you get the right lender, not just any lender.
The panel includes major banks, second-tier lenders, and non-bank lenders who are not subject to APRA's DTI cap. For investors with higher DTI ratios, having access to the full market — not just the big four — can mean the difference between approval and decline.
Adrian's clients are building portfolios, not just buying properties. He structures today's loan with your next purchase in mind — keeping loan structures clean, avoiding cross-collateralisation, and preserving your capacity to keep growing.
There is no cost to you at any stage. Adrian is paid a commission by the lender when your loan settles. You get access to 30+ lenders and specialist investment lending advice with no upfront cost and no obligation.
This is one of the most consequential decisions an investor makes — and the right answer changes depending on your overall debt position, tax situation, and whether you own your own home. There is no universal answer. Here is how to think about it.
You pay only the interest on the loan for a set period — typically 5 years. The loan balance does not reduce. Monthly repayments are lower, which improves short-term cash flow and maximises the tax-deductible interest component.
You pay both interest and a portion of the principal each month. The loan balance reduces over time, building equity in the investment property. Lenders charge lower rates for P&I and assess future loan applications more favourably.
Adrian's approach: The IO vs P&I decision is made in the context of your complete financial picture — not in isolation. If you have a non-deductible home loan, directing repayments toward that while running IO on your investment loan is usually the more tax-efficient strategy. If you don't own your home, P&I on the investment loan usually makes more sense. Adrian models both scenarios with your actual numbers before making any recommendation.
Every lending decision affects the next one. Adrian maps out your intended portfolio — property types, price points, timelines — and structures the first loan with the second and third purchase in mind. The wrong structure on property one can prevent property two.
Cross-collateralising properties — using multiple assets as security for the same loan — reduces your flexibility and gives the bank control over decisions that should be yours. Adrian structures each investment property on its own loan with its own security wherever possible.
Concentrating all your loans with one bank gives that bank disproportionate power — and under APRA's 2026 DTI rules, it also means one bank sees your full debt position. Spreading across lenders, where appropriate, keeps DTI ratios lower per institution and preserves access to credit.
Adrian's clients who are building toward retirement in 5–10 years need a lending plan that considers the exit as much as the entry. Cash flow, equity position, and debt reduction strategy are assessed holistically — not just at the point of each purchase.
From 1 February 2026, APRA introduced a debt-to-income (DTI) lending cap that directly affects how banks assess investment loan applications. If your total debt exceeds 6 times your gross annual income, your application falls into the "high DTI" category — and banks are now limited to approving no more than 20% of new investment loans in this bracket.
This is not a ban. It is a quota. Banks can still approve high-DTI loans — but only until they hit their 20% limit. Once a bank reaches that threshold, high-DTI investment applications will be declined regardless of the quality of the application. The practical consequence: lender selection is now as important as loan structure for investors with growing portfolios.
Non-bank lenders are NOT subject to the APRA DTI cap. They are not authorised deposit-taking institutions (ADIs) and the rule does not apply to them. For investors whose DTI is above 6x, non-bank lenders may offer a genuine path to approval that a bank cannot — at competitive rates and without the quota constraint.
Your DTI ratio is calculated as total debt (all outstanding loans) divided by gross annual income. If you earn $150,000 and have total debt of $900,000, your DTI is 6.0x — right at the threshold. Adding an investment loan at $600,000 pushes your DTI to 10.0x, firmly in high-DTI territory.
If your DTI is below 6x, most banks can assess your application normally. If it's above 6x, the lender's remaining high-DTI quota determines whether they can proceed. Adrian checks every lender's current position before recommending one.
Most banks accept 70–80% of rental income in their serviceability calculations to account for vacancy. Some lenders accept higher percentages for experienced investors with strong rental history. The lender that accepts more of your rental income calculates a lower effective DTI — which can mean the difference between qualifying and not.
Spreading purchases across different lenders keeps each individual DTI calculation lower. Buying three properties with the same bank stacks all debt against the same income figure. Spreading across lenders means each institution only sees part of the picture — a legitimate strategy when done correctly.
APRA's DTI cap sits alongside the existing 3% serviceability buffer requirement — lenders must assess your ability to repay at your actual rate plus 3%. With investment rates at 5.85%–7.84%, you're being assessed at 8.85%–10.84%. This is why income and loan structure matter so much.
Indicative only. Actual DTI calculations vary by lender — different lenders treat rental income, existing debts and loan types differently. Speak to Adrian for an accurate assessment.
Can't find the answer you need? Call Adrian directly on 0411 747 956.
0411 747 956Book a free assessment with Adrian. He'll review your current position, calculate your DTI ratio, check which lenders have headroom for your application, and structure a lending strategy around your long-term portfolio goals — all within 2 hours of your enquiry.