Currently, my wife and I have the following properties: 3 bedroom house Umina Beach NSW 1 bedroom house, 1 bedroom granny flat Woy Woy NSW 4 bedroom house Park Avenue (Rockhampton) QLD Duplex with a one bedroom and a two bedroom unit Park Avenue QLD 2 bedroom house Marsden (Logan) QLD 2x 3 bedroom semi in Elizabeth SA 2x 3 bedroom house in Elizabeth SA We also have a three bedroom PPOR that's going to get converted into a five bedroom (I'll go into this later) and I'm in the process of buying two more semis in Elizabeth (one title). So all up, that's one PPOR and 10 IPs (I count titles not tenancies). Finance is getting harder to get and my wife and I are thinking of starting a family soon, so we'll go from two wage for two people to one wage for 3+ people. This is also the reason that I'm going to convert one of the double garages into two bedrooms. So I'm thinking that maybe I shouldn't just keep buying, the time doesn't seem great for it either, given that many markets have had significant growth in the past two years and I'm not sure I want to buy even more in Elizabeth as I've got quite a few in the same market there already. I was thinking that my next move might be to seriously look at developments. My Central Coast properties are on 700m2 and 800m2 blocks respectively and are zoned medium density. Plus, there's a fibro house next to the Woy Woy one with an old sick guy living in it. While I obviously don't want him to have to move to a nursing home or even die, I wouldn't be all that surprised if the property became vacant in the next few years. This would mean that if I bought it, I'd have 1400m2 to play with for townhouses. While I might not be able to get finance from banks once my wife no longer works, I could always get a loan off my parents at 8%. I know this is high, but would I be able to refinance one the build is complete? What are your thoughts? Does it make sense? Have you made the transition and if so, did it work for you?