INSIDE RESIDENTIAL PROPERTY #03: Unlocking hidden borrowing power

In this episode of Inside Residential Property, host Liam Garman sits down with Rethink Financing Director and award-winning mortgage strategist Son Pham to unpack one of the biggest blockers in today's investing landscape – the belief that serviceability is capped.

Together, they reveal why many investors feel "tapped out" and why, from a broker's perspective, there is almost always more borrowing power available when you know how to navigate lender policy.

They're joined by investor Danny, who walks listeners through his decade-long portfolio journey, starting with an off-the-plan townhouse in Glenmore Park before expanding into high-performing regional and interstate markets. Danny shares the wins, mistakes, and philosophy that shaped his strategy – from audit-proofing his team with an accountant and broker, to reframing debt as leverage and prioritising long-term freedom over short-term comfort.

Son breaks down Danny's lending position live on air, exploring how banks actually calculate serviceability, why "the buffer" traps so many investors, and how non-bank lenders, trust structures and policy nuances can dramatically change borrowing outcomes. The trio dissect valuation strategy, equity releases, credit file traps, and when investors should consider selling to accelerate their next move – all with the goal of reducing time spent on the sidelines and keeping the portfolio compounding.

Listeners will gain insights into:

• How lenders really assess income, rental shading, and buffers, and why policy is more powerful than interest rates.
• Why serviceability "walls" are often illusions, and the specific lender types that can shift borrowing power.
• When (and when not) to use trust structures for residential portfolios.
• How to think about selling – identifying assets that have "done their job" vs. those with more growth runway.
• The mindset shift needed to scale: debt as leverage, action over perfection, and buying well even at higher rates.

This episode offers an unfiltered, highly practical breakdown of what it really takes to keep growing when the banks say no – empowering investors to unlock smarter pathways, accelerate their next move, and avoid spending years stuck at a standstill.