Land tax, coastal councils (NSW) DCP's and big 4 banks lending criteria on pre-sales (currently 100% - 120% of hard costs.
When the bank treasury especially NAB suggests you fix rates then it's time to run a mile!
Check out Port Macquarie nsw prices rising fast bugger alll stock but you can still get in at low $400's tiny rental for vacancy houses and units...
I think you should ignore the agent follow your own ideas 1 and 2 above and find a new agent.
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