Looking for advice please - I have $180k left on mortgage (16 years left) currently rates are 4.5% going up in September.

Single mum 2 kids recently returned to fulltime employment with $65k salary.

I moved out due to DV situation and rented my house out several years ago (100% in my name) during covid I had tenants trash my house and stop paying rent - $16,000 in damages and only received $9000 back from insurance. I still have $8000 owing on my credit card due to repairs and paying mortgage and rent at the same time.

I now have new tenants in my house paying $490 a week. However this “income” plus my wage means I now earn too much according to Centrelink and lost all my benefits. I also only received $7 week in child support.

I currently pay $475 a week in rent but highly likely this will soon increase.

I am wondering what others would do in this situation? Move back to my home? (In a undesirable area 30-40mins from kids school and work), refinance to pay off credit card debt - I have enquired with a broker and really didn’t think spreading remaining mortgage back over 30 years on 6% was a good idea, sell my house and risk being homeless should my landlord kick me out or another suggestion I haven’t thought of? The bank has told me I wouldn’t be approved for another home loan as my income is too low (even if I sold my current house).

I’m usually pretty good at budgeting and saving but can’t seem to get ahead at the moment. Thanks in advance.