Finance advice

Investment tip: Controlling your capacity to pay

By Bianca Dabu
cash

Before making a career out of helping property investors make smarter decisions, Todd Hunter spent years building his own property portfolio—an experience that gave him the capacity to give sound advice grounded on his own learnings earned throughout his journey.

While there are definitely uncertainties in the business of creating wealth through property, Todd believes that every investor has the ability to control their capacity to pay simply by following the fundamental principle: "Cash flow is king".

Todd had the advantage of having the good influence from his parents—who, according to him, have a "property fetish"—when he started his property investment journey at 19 years old.

However, like most first-time buyers, he went to purchase his first property by instincts instead of by research and professional consultations.

"My parents owned [a] motorcycle shop, a retail motorcycle shop and that business was purely there to fund their property fetish, really. They made lots of good money out of property. The instilled those qualities into us three kids. Me more so than probably my brother and sister. They taught us about money. Mum's very good with numbers," he shared. 

"I bought my first place when I was 19. It was just a one-bedroom unit in Cronulla. I bought it as a home. I had already saved up by then a 20 per cent deposit and the stamp duties.

"There was no such thing as the first home owners grant or zero stamp duty back then. It was purely,... 'It was nice, it was near the water, it was near Cronulla Mall...' There was no research, no data, [just] ‘Yep, this is nice. Yep, I can afford this.’"

From the very beginning, Todd had the importance of cash flow instilled in him by his parents, who are running a successful business at the same time that they were growing a property portfolio.

Property investor Andy Scott believes that cash flow should be a massive consideration for property investors as it can dictate the flow of one's investment journey.

According to him: "Cash flow is a massive... thing for all property investors—the ability to hold debt or hold property and have the capacity to pay that, however you generate that money, whether you’re a self-employed business person, or you get a PAYG [pay as you go]."

As an adviser to property investors, Todd always makes sure to remind his clients about this fundamental lesson in property investment. After all, understanding cash flow might just be the best foundation for starting a business of creating wealth through property.

"I've got some clients that are very good savers and who understand all those philosophies very well. There are a lot of people now that... have a mortgage broker for their finances and now they have a buyer’s agent to help them with their property," Todd said.

"It's not a bad thing if you’re using the right services. I think that if we don't understand it we just farm it out to somebody else. There's a lot of that that goes on in relation to the cash flow side of things."

Property investors can control their capacity to pay even in the midst of ever-changing rates in property markets by the way that they look at their serviceability, according to Smart Property Investment's Phil Tarrant.

"I do all of my numbers for my own portfolio at nine per cent. If I can't afford my portfolio at nine per cent, then I don't buy the next property... I say that to clients, 'You should be looking at this at nine per cent, not at six or six and [a] half,'" Phil explained. 

:Six and a half is the average interest rate that we've had over a long-term period. Is it going to get back there? Well, what's the average? Say ‘yes’ is the answer to that and [it could] probably go beyond at some stage. We haven't seen anything pass eight and three quarters to nine per cent for a very long time. I think I'm fairly well safe guarded by that aspect, by sitting at nine per cent.

"Cash flow is a definite big thing that you should be looking at. It's a big investment. You need to protect yourself. Going financially bankrupt or crippled is not something that you definitely want to go down that path at all," he concluded.

Tune in to Todd Hunter's episode in The Smart Property Investment Show to know more about whether investors are in trouble if they're relying on yield and what inevitable rate rises mean for property investors.

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Will Magee has had ambitions to enter into the Australian property market for quite some time, but it has been more than just finances holding him back.  Having been granted permanent residency just two weeks ago, Will is wasting no time and is now in the process of signing papers and finding his first investment property.

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In this episode of the Smart Property Investment Show, Will joins host Phil Tarrant to share why he is purchasing his first property in partnership with his brother, discuss the complications that can arise from such a strategy, and unpack the ongoing plan for building a joint property portfolio with his brother.

Will will also share how they approached saving for their first property, why he is taking out the mortgage in his name exclusively, and share their savings plan for the year ahead.

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:

From property in Australia to a ski lodge in Japan
Mortgage Trusts, an alternative first step for property investors
Should a real estate title be in one person’s name only?

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A property investment plan years in the making
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Median house prices in regional Victoria outperformed that of Melbourne in the June quarter, the latest REIV figures reveal. 

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Median house prices in the regions rose 4.0 per cent to $419,500 but in Melbourne they dipped by 0.6 of a percentage point to $840,000.

The result in Melbourne was due to a 0.8 of a percentage point fall in prices achieved at auction; this was despite a lift of 2.3 per cent in private sales.

Inner Melbourne suffered due to auction prices, where median prices fell by 4.9 per cent to $1,459,000 but it was middle Melbourne that was hardest hit, with a 5.4 per cent drop to $974,500.

Outer Melbourne had a good quarter with the median rising by 0.5 of a percentage point to $681,000.

Apartment prices in regional Victoria grew by 3.7 per cent to $304,500 while the metro media was up by 0.5 of a percentage point to $604,000.

REIV President Richard Simpson said that despite fewer sales, many sectors of the market were performing well.

“2017 was a bumper year and while the trendline has flattened, despite the fall in median house prices in the June quarter, median prices are still up this calendar year for both houses and units, in Melbourne and in the regions,” Mr Simpson said. 

In particular there was been strong growth in regional centres which is probably due to the first-home buyers’ concessions said Mr Simpsons.

“The first-home buyers’ concession has been a boon for regional areas. A new entrant to the property market buying a house at the regional median will pay no stamp duty, while a first home buyer of an apartment in Melbourne at the median price would pay stamp duty of nearly $25,000,” he said.

Mr Simpson said that more prospective buyers are looking towards regional Victoria which is also having an effect in Melbourne.

“Melbourne’s outer perimeter continues to grow. Small increases in the June quarter mean that the median prices for both houses and units have risen over 10.5 per cent from a year ago.

Mr Simpson said moving forward that vendors need more realistic expectations as the highs of 2017 are now over.

“Negative chatter about the future of the sector coupled with stronger lending controls by financial institutions has created some uncertainty and vendors need to be realistic with their price expectations,” Mr Simpson said.

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Regional Victoria showing up Melbourne in price performance, new data finds
object(stdClass)#1203 (52) {
  ["id"]=>
  string(5) "18277"
  ["title"]=>
  string(38) "From pirouettes to property investment"
  ["alias"]=>
  string(38) "from-pirouettes-to-property-investment"
  ["introtext"]=>
  string(381) "

If Mark Hodge’s face looks familiar to you it could be because of his time working as a professional entertainer which saw him working with the Australian ballet, appearing on multiple seasons of Dancing with the Stars and touring in musical theatre for 17 years. What you may not know is that Mark is also heavily involved in the short-term property rental marketspace.

" ["fulltext"]=> string(2718) "

Mark joins host Phil Tarrant to discuss his transition from entertainer to investor, a journey pushed forward by dance related injuries and even a hit and run which saw him needing to find alternate methods to bring in an income. Mark shares how bad long-term tenants and a gang member guided him to the short-term rental market, and how this pushed him into helping others to realise the same benefits.

Mark will also address the common concerns, discuss what his company Maisonnets specialise in and unpack how they are making the process of filling short term rentals easier for investors.

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:

Melbourne
Sydney
Rushcutters Bay
Maroubra
Potts Point

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From pirouettes to property investment

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