Finance advice

How lending and cash flow affects the growth of a property portfolio

By Bianca Dabu
lending and cash flow, property growth, property market, property investment, property portfolio

After a decade of exploring Australian property markets and successfully building a nine-property portfolio, investor Eric Wu is now looking into more sophisticated strategies such as investing abroad and purchasing commercial properties.

According to Eric, the potential for good capital growth and rental yield is what convinced him to explore the property markets in the United States.

He shared: “I have some friends [who] bought in Atlanta a few years ago, at the time [when the] … U.S. dollar was really cheap … They bought there around $50,000 to $60,000 each, [and] I think … now it tripled.”

“[I] need to explore [a] bit more and also learn more from it,” the property investor added.

Eric also wants to start doing small development projects as well as investing in small commercial properties.

Expanding the portfolio

Lending and cash flow are two of the reasons why Eric decided to look into newer investment strategies.

He explained: “Let's give you a simple example: If you accumulate lots of residential properties, the ongoing cost is quite high ... all the bills [are] quite high. You will not get much cash flow from residentials. You need something … to sustain the existing portfolio.”

As a property professional, Eric spends time working with fellow investors and helping them build their own property portfolio and ultimately create financial stability. Based on his observations, most of the property investors who have successfully accumulated $3 million-worth of properties are finding it hard to expand their portfolio any further unless they have a really high income.

According to Eric: “For them, it's probably [a] good idea to … activate debt reduction. The people in the middle tier—$1 [million to] $2 million—they still have an opportunity to … hold onto it.”

First-time investors, meanwhile, use the equity from their principal place of residence as a deposit for their next investment.

Smart Property Investment’s Phil Tarrant explained: “They'll just increase the loan on their principal place of residence to finance a deposit … then they'll take another loan against the investment property.”

Some budding investors take either principal and interest loans or interest-only loans based on their serviceability and desired cash flow, while some take a combination of both.

“It's mainly about the stability and ... cash flow. … With the principal interest, the rate is pretty low compared to interest-only [loans but it’s] easier to get. That's why we split in part of principal interest, part of interest only—[keeps] the security and the flexibility,” Eric said.

Lending policy

Aside from one’s personal financial circumstance, an investor’s serviceability is also affected greatly by the policies implemented by banks and other lenders. 

Moreover, the Australian Prudential Regulation Authority (APRA) has also made changes in lending regulations in order to slow down the rampant price growth in major Australian property markets. These policies are making it harder for property investors to get debt at the moment and expand their portfolio.

According to Eric: “[It’s harder to get debt due to] the changing of the lending policy … Savings [are also] getting tighter and tighter [because] the income has not increased much compared to a few years ago.”

His advice for budding property investors: Find properties with a good combination of capital growth and cash flow to ensure the sustainability of your portfolio.

“Say you're lucky, find a property at [a] really high window yield—say 9 per cent … Some lenders will cap it at 6 per cent. You'll not take more than 6 per cent,” he concluded.

 

Tune in to Eric Wu’s episode on The Smart Property Investment Show to know more about his perspective as a mortgage broker as well as the common struggles that first-time investors are currently facing.

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FROM THE WEB

podcast

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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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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!

RELATED AREAS OF INTEREST:

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AREAS MENTIONED:

Redcliffe
Port Macquarie
Loganlea
Launceston
Raceview

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A joint property portfolio before they were even living together
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As the investment market tightens are you looking to learn something that will help you realign or readjust your property goals? In this episode of The Smart Property Investment Show, first time on the podcast Lisa Porter joins host Phil Tarrant to talk about the gems and wisdom associated with her modest portfolio of ‘only’ six properties.

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Listen now as Lisa and host Phil Tarrant discuss how her property journey started in the UK, with the purchase of a rough unit in a lower-socio suburb of South London. Lisa breaks down how that first purchase provided her greatest lesson, one she still applies today - turn off the noise, don’t worry too much about the peripheries and just get on with it.

The pair also discuss how property has given Lisa so much extra value in her life, not just building an asset base and heaps of enjoyment, but it also how it changed the trajectory of her career. Women, she says, shouldn’t be fearful of being proactive and taking control of the direction of their family’s financial future.  

 

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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Walking and talking property investment with Lisa Porter – therapy, empowerment, education and inspiration

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