VIC ~35k cash ~15k equity - where to invest in Vic?

So I have an apartment which I regret buying, but I don't want to sell it as its given me so much headache, it is in a good location so I might keep it for a couple of years see if I'd get anything out of it :/ and it appears I can use about 15k equity from it.

but I really want a house on land (trying to avoid townhouses & units though as I do not like body corps) which I also want to rent out as a second IP. I'd be renting in my ideal suburb (which I cannot afford to buy in since houses are 1m+. I think I'd be ok getting a loan in a few months though regardless of my expenses.

Which outer suburb/regional location is decent in terms of rentals? any experiences here? especially with the following suburbs? I'm not fully aware of the reputation of each area, been in Melb for a while but still not a 100% sure...keen on hearing from anyone who's invested in these suburbs. I've considered the below:

seymour
bacchus marsh
sebastapool
redan
ballarat (greater region)
hopetoun (way out & can't find any rental advertisements on realestate.com) how are rentals there?
melton (yikes I reckon but its so cheap!!!)
craigieburn & broadmeadows & surrounds (also yikes but also somewhat cheap still?....)

any other suburbs anyone can recommend? Anything up to 2.5-3 hours from Melbs

 

Not sure how much you can borrow, but looks at Mildura maybe? Further out than 3 hours from the city, but I recommend you should check out the various threads we have on here for the town.