"Currently assessing property loans @ 8-10% IR within 2yrs."
I'm sure you are more qualified to make these calls, but it seems Oz and US banks disagree with you...
USA - 10 year fixed 4.625%, 30 year - 4.95%
https://www.usbank.com/home-loans/mortgage/mortgage-rates.html
Australia
CBA 5 year fixed - 4.39%
No sign of 10% here....
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