Finance advice
Peter Gianoli

Financing property acquisitions successfully

By Peter Gianoli

The ability to leverage property to finance additional investments is a key enabler of successful property investment. However, it is important to use the correct type of finance to ensure you achieve the right balance of leveraging for maximum potential return, and have an adequate risk buffer in place.

Blogger: Peter Gianoli, general manager, Investor Assist

Being able to manage your loan repayments throughout the financial year is absolutely critical. There are a number of strategies you can use to improve your short-term cash flow. These include:

Retain a buffer: Plan ahead for managing the cash-flow gap and understand the implications of rate rises on your cash flow and retain a buffer by borrowing less than the maximum you are able to access through your lender.

Review rental yield: If you have secured a good tenant for your property, you may be reluctant to ask for a higher rate of rent. However, it is essential to review your yield every year, to ensure you are meeting your own needs and that you are charging fair market value.

Vary your PAYG instalments: If ongoing cash flow becomes an issue, consider a PAYG variation. This allows you to project your losses for the financial year and have your income varied downwards appropriately, thereby claiming more income throughout the year and effectively claiming your tax refund ahead of time.

Renovate for cash flow: Renovations are typically used to increase capital growth, however smart renovations on the right types of properties can be conducted quickly and result in a significant boost to rental yield. These can also be financed using equity in a property.

Be mindful when assessing properties: If cash flow is a potential risk, be mindful of the type of property you are purchasing. A vacancy could be financially disastrous if you have only one property in an expensive suburb with a correspondingly large mortgage. However, a portfolio of several cheaper properties will help alleviate the cost of a vacancy.

It is also worth remembering that while the family home should be paid off as a principle-and-interest loan, investors should typically choose an interest-only loan for their investment properties.

Types of loans also need to be considered. A cross-collateralised loan is one where another property is included as security for a mortgage under a single loan. This may happen where an investor finances multiple properties through the same bank. It is a strategy used by banks to improve their security on loans, and can be used by investors to boost their borrowing power or avoid paying mortgage insurance where they have less than a 20 per cent deposit.

However, cross-collateralised loans can be restrictive to an investor. Where a cross-collateralised property is sold, a bank may reserve the right to direct proceeds towards payment of other loans in that portfolio.

In addition, in a cross-collateralised portfolio, if one property has equity that you wish to utilise to invest further, but another property has negative equity, the overall portfolio position may render the equity inaccessible from the bank’s perspective.

Read more: 

Should I buy property with an SMSF? 

Which property strategy is the winner? 

The PerthPerth, TAS Perth, WA suburbs where capital growth is still achievable 

5 budget-friendly ways to update your investment property 

Can a tenant refuse you access to your property? 

How to renoncile your dream with your budget 

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About the Blogger

Peter Gianoli

Peter Gianoli

Peter Gianoli joined ABN Group in 2011 to establish Investor Assist. Peter has more than 15 years of experience in the property industry working across some of the country’s premier development projects and throughout his career has overseen the sale and settlement of properties worth in excess of $1bn.  Peter is also a highly sought after public speaker and has educated audiences throughout Australia and around the world on topics including property marketing and investment.

FROM THE WEB

podcast

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With the softening market impacting property values in many parts of Australia, Sally Dale, Opteon state director for NSW, ACT and Qld joins us to discuss the importance of valuations in the current property market

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Joining host Phil Tarrant, Sally will draw on her 25 years of experience in valuation and discuss the processes involved in arriving at a value for a particular property. She will also share how that process differs between commercial and residential properties and the difficulties which regional property valuations can present.

Sally will unpack the importance and cost of regular valuations on your properties, discuss whether presentation and owner input can sway a valuation and share what you should look for when seeking a reputable property valuer.

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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AREAS MENTIONED: 

Sydney
Brisbane
Adelaide

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A softening market can be a difficult time for a property investor with finance approval tightening and property capital growth slowing, and while many real estate agents are also feeling the squeeze McGrath Brighton Le Sands' Bill Tsounias claims it is simply the market returning to normal.

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In this episode of the Smart Property Investment Show, Bill joins host Phil Tarrant to share his thoughts on the current Sydney property market, and to share the shifts that he has seen in house and unit sale prices following their worst quarter in the past decade.

Bill will unpack why properties are spending longer on market, share what he believes property investors are doing wrong when trying to sell their properties and share the secrets to getting the best out of a real estate agent and an auction in the current softening market.

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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AREAS MENTIONED:

Revesby
South Hurstville
Sans Souci
Strathfield

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Top 100 ranked agent Bill Tsounias shares the secrets to getting the best deal in a softening market
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Gavin Kemp and his now-fiancé bought their first property together after only six months of dating. They weren’t even living together at the time. Now, two years on, the pair have bought five properties, sold two and have a solid plan in place for their ongoing property journey. 

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In this episode of the Smart Property Investment Show, Gavin joins host Phil Tarrant to discuss how he chose the locations where he decided to invest and how, due to the initial lack of education (something that he now values highly), he lost money on his first two investments.

Gavin will share his thoughts on the current property market, reveal the people who he has leaned on throughout his property journey and discuss why his strategy employs a zero procrastination rule.

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!

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Redcliffe
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Loganlea
Launceston
Raceview

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A joint property portfolio before they were even living together

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