Finance advice
Philippe Brach

How to structure your finances and build a multi-property portfolio

By Philippe Brach

If you want to build a multi-property portfolio, there are a few steps you can take to optimise your cash flow and reach your goal. 

Blogger: Philippe Brach, CEO, Multifocus Properties & Finance 

Most property investors are seeking to build a multi-property portfolio. They don’t strive to stagnate at just one property. 

The motivation for doing so can be varied. Usually, investors are looking at supplementing their retirement, and some are looking at replacing their income with passive cash flow. Whatever your motivation, having a clear plan can mean the difference between an efficient and enjoyable journey and a costly nightmare.

Buying one or even two properties is manageable without too much planning, but even then, good management can optimise tax and cash flow in reaching your goal.

When planning to build a portfolio of properties, the very first step is to work out the size you want to grow it to. You can work out how much passive income you want at the end of your journey and work backwards to establish the size of the portfolio you need. For example, if your retirement target is to have an income stream of $100,000 per annum, you will need $2 million in assets, generating  five per cent per annum. You will also need to adjust this to ‘future dollars’, as $100,000 today will be worth a lot less when you retire. 

The limitation to your grand plan is going to be serviceability (borrowing capacity) and how much deposit you have to buy properties. There is no point planning a portfolio of 20 properties if your borrowing capacity is only$300,000. 

The next step is to enlist the help of a really good finance broker, who specialises in structuring loans for multiple property investors. This broker needs to understand how taxation works, what structures the Australian Taxation Office (ATO) will allow, and how to optimise an investment property’s cash flow and reduce your home loan mortgage at the same time.

As an example, I commonly come across couples with good incomes, who own a home with a partially paid mortgage and are gearing up to invest in property by building up their savings. They believe they have saved enough for a deposit and are now seeking an investment property.

In this situation, it is actually more efficient to keep the cash savings in an offset account against the home loan, which is not tax deductible, and release equity from the home to invest in property, which is tax deductible. With this structure, we have created a buffer by reserving their savings, and we have optimised the tax effectiveness of their investment.

Every structure will be different as every investor has a different profile. 

The way you release the equity is also very important. If you go to a bank, they will almost certainly advise you to cross-collateralise the home with the first investment property and any subsequent ones. This is very inefficient and will certainly create problems down the track.

Using an expert finance broker is the way to go, as bank lending officers usually do not have the skills to help with this type of structure. 

There are many techniques we can use to release equity and make it easier for an investor to add properties to an existing portfolio whilst keeping maximum flexibility and optimising cash  flow and deductions. The choice of how we release equity is largely dictated by the investor’s financial profile.

Getting the planning and structure right is the key to a successful and pleasant experience. It’s better to spend a bit more time getting the structure right than rushing straight into an opportunity – but don’t procrastinate!

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About the Blogger

Philippe Brach

Philippe Brach

Multifocus Properties & Finance was established in 2005 with the aim of mentoring investors to create wealth and invest in their future by building an investment property portfolio.

The company is led by Philippe Brach who has over 25 years experience in the international corporate world specializing in finance, accounting and investment. He is a fully qualified and extremely experienced real estate agent, concentrating his attention solely on investment opportunities around Australia. In addition he is a highly regarded mortgage broker, being accredited with around 35 different lenders.

FROM THE WEB

podcast

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Karen Davies is a regular listener of the Smart Property Investment Show and is almost ready to leap into the world of property investment in Australia. Taking advantage of her position as a first home buyer and utilising her super for her first investment deposit, Karen shares her plans with host Phil Tarrant. 

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She shares the life altering changes that she will need to make to purchase a property using the strategy which she wishes to employ and discusses how her career changes which have seen her transition from music management to engineering in just seven years have prepared her for such movements.
 
Karen unpacks the strides that she has made so far toward her first property investment, the process of using funds from her super as a deposit and her plans for building a portfolio going forward.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

RELATED AREAS OF INTEREST:

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More than just bricks and mortar, experts often regard property investment as a ‘game of finance’. As such, a good finance strategy can lead any investor to success.

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In this episode of the Smart Property Investment Show, Dominique Grubisa joins host Phil Tarrant to share her personal story which saw her hit rock bottom with excessive debt during the GFC.

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Dominique unpacks how, by relying on her background in law, she was able to overcome that debt and in doing so develop a unique investment strategy which she believes many can utilise today.

Dominique discusses distressed properties, and how she goes about finding them in order to buy property well below market value. She shares the process of identifying distressed properties as well as the controversy surrounding this buying method.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

RELATED AREAS OF INTEREST:

3 big property investment myths busted open
5 steps to take on low-risk property developments
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More than just bricks and mortar, experts often regard property investment as a ‘game of finance’. As such, a good finance strategy can lead any investor to success.

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Tune in to the latest episode of Property Showcase, the podcast with the inside track on the products and businesses that will help turbocharge your portfolio, maximise returns and make your overall investment experience seamless and stress-free!

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To hear more about these services, make sure to tune into this episode of Property Showcase!

 Make sure you never miss an episode by subscribing to us now on iTunes!

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Caifu Property\u2019s Automatic Equity program is designed to add a minimum of double the value of your salary to your portfolio every 12-18 months.\u00a0The program deals with five to six figures of instant equity, helps time poor investors generate equity in the shortest time possible without compromising your lifestyle or demanding your time.\u00a0<\/p>\r\n

In this episode of Property Showcase, Drew Evans joins\u00a0editor of Real Estate, Tim Neary, to discuss the softening of traditionally strong markets and why he believes that investors should still see opportunities to create equity.<\/p>\r\n

In this episode, hear from\u00a0Drew about:<\/p>\r\n

    \r\n
  • The keys to creating equity in a falling market<\/li>\r\n
  • The benefit of building rather than buying existing property<\/li>\r\n
  • Their automatic equity program and how you can be involved in it<\/li>\r\n<\/ul>","clientImage1":"images\/Property_Showcase\/DREWEVANS170x170.jpg","clientUrl1":"https:\/\/www.caifuproperty.com.au\/","clientName2":"Open Corp","clientDesc2":"

    Whether it\u2019s building a successful property portfolio or investing in one of their Development Funds, Open Corp can help you through every stage of your investment journey. The team has 40 property specialists who collectively have been involved in over $4 billion worth of property transactions and the acquisition of more than 8000 homes and investment properties.<\/p>\r\n

    In this episode of Property Showcase, Michael Beresford joins editor of Wealth James Mitchell to unpack why recent political changes are not reason for concern for Australian investors.<\/p>\r\n

    In this episode, hear from\u00a0Michael\u00a0about:<\/p>\r\n

      \r\n
    • Why property is a long-term investment<\/li>\r\n
    • His predictions for the market going forward<\/li>\r\n
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      More than just bricks and mortar, experts often regard property investment as a ‘game of finance’. As such, a good finance strategy can lead any investor to success.

      " ["menu_text"]=> int(1) ["menu_show"]=> int(1) ["page_title"]=> string(53) "Finance Tips and Insights - Smart Property Investment" ["menu-meta_description"]=> string(91) "Financial tips for property investors, from mortgages to cash flow to saving for a deposit." ["secure"]=> int(0) ["page_description"]=> string(11) "sample desc" ["page_rights"]=> NULL ["robots"]=> NULL ["access-view"]=> bool(true) } ["initialized":protected]=> bool(true) ["separator"]=> string(1) "." } ["displayDate"]=> string(19) "2018-09-19 06:00:15" ["slug"]=> string(80) "18568:creating-equity-in-a-falling-market-and-a-long-term-view-of-what-to-expect" ["catslug"]=> string(20) "82:property-showcase" ["link"]=> string(108) "/podcasts/property-showcase/18568-creating-equity-in-a-falling-market-and-a-long-term-view-of-what-to-expect" }
Creating equity in a falling market and a long-term view of what to expect

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