I don't understand it either. I know people married to their Thai partner, and have a nice family life there together. Not rich but family is priceless.
Rules haven't changed but they are just tightening up with how exempt entries for tourists were meant to buy used. Total seems to be 60+30 and a further 60 in a year as a tourist on holiday.
What visa rules? They've got several types of visas and even a 5 year DTV so people can stay 6 months at a time. There are entries with no visa, for 2 to 3 months and can repeat for another entry if 2 months. . Pretty good really. Not many countries let you stay 5 months with no visa.
I read some Aussies were struggling to find the Non-O on the application website. But if you use the spyglass top of page 🔍 there will be threads discussing this. But it's what I would use. Arrive on Non-O based on retirement, go lickety split to a bank and get account open. Once money seasoned apply for extension of stay.
according to admin/advisors on here, a Non-O visa (valid 90 days) and in that time you open bank account with this visa. It's the one many people use to open bank accounts. . Then apply for 12 month extension.
no need for non-OA. You can get a non-O visa ( no insurance, police check or Thai account needed) by using your bank account in Australia. Use this Non-O to arrive in Thailand. Open bank account avoiding Bangkok bank. Apply for 12 month extension of stay. That's a good way to do it. But if you want a non-OA with police checks and duration linked to poor quality insurance, that's up to you.
You don't need insurance for the retirement visa. Non-O based on retirement, enter, get bank account, deposit money, apply for 12 month extension. Then you can get an insurance from a bigger choice of providers.