Our Portfolio
Phil Tarrant

BLOG: The one critical issue for all investors, and how to fix it

By Phillip Tarrant

No matter if you have one or many properties in your portfolio, there’s one thing that you need to be careful of and keep a good eye on to make sure your portfolio doesn’t go under.

I’m talking, of course, about cash flow.

Without it, everything falls apart, as it allows you to stay in the game. Have you got enough money to pay the bills, first and foremost? And then how will you improve your cash flow position to allow you to accelerate your investing journey (which means buying more properties)? Or if you’re at the other side of the coin, if youre looking to pay down debt or looking to retire your debt, you want to look at cash flow in terms of what you get, so it’s more money in your pocket.

For us it’s about improving the cash position of our portfolio. It’s a good portfolio. I ran through all the numbers in that podcast on the 22nd of January. Cash flow, however, was negative north of $55,000-plus every year before tax, so it costs a little bit to hold this portfolio, but it’s a growing portfolio. Obviously post-tax the numbers look a lot better.

But I’m a pretext man so I look at the cash flow it costs us or how much it costs us to hold this property portfolio. If I can minimise that as much as possible, I’m happy.

Recent recommendations and guidelines put in by APRA try and slow down rampant price growth in the market and, obviously, Sydney and Melbourne have seen significant growth. Other parts of Australia haven’t, and there’s an argument around that but the market has changed a little bit in terms of investor appetite for property.

There have been effects, depending on the market, in slowing down price growth in some markets which are a little bit negative. For us in Smart Property Investment and our portfolio, where we sit right now, we want to improve our cash flow position. We’ve run some numbers and done some science around our portfolio, and we’ve worked out that should we look to shift from variable rates to fixed rates, it would be a bit of work – shave about $25,000 a year off our repayments.

What we can do, and what you can do too, is to obviously pay this money out now so we can obviously cover the cost of holding this portfolio, irrespective of any interest rates. If we do have that cash flow discrepancy there, you’re saying that we can actually use that to go and buy more property. That’s cool.

The two options for us to improve our interest rate position – number one is just go to the lenders and say: “Hey, can we have a cheaper rate based on where we’re sitting right now?” Or number two we go to the lenders and say: “We’ll move from interest-only to fixed, and could we therefore have your fixed rate?”

If lenders don’t budge, and I’m annoyed enough, I can walk and that’s a particular pain in the arse, and the lender knows that.

However, they know there’s going to be a pressure point or a trigger point where there’s hassle and time and effort to refinance with another lender. We’ll get to a point where it’s commercially viable and therefore you do it.

There’s a middle world where you operate and where you’ve got to work out whether it’s easier to stay, negotiate and test the appetite of the lender to keep you as a customer or move on.

It’s an inexact science, and there’s a whole bunch of different reasons why you may or may not do this but that’s what you need to do. If you’re a serious investor, you’ve always got to be chasing cash flow efficiency.

For more on our portfolio, check out our recent update on the Smart Property Investment Show.

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podcast

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Many investors who would have been successfully approved for finance last year are struggling now to either begin or continue their property investment journey because of the current financial climate.

In this episode of the Smart Property Investment Show, broker John Manciamelli and Momentum Media director Alex Whitlock joins host Tim Neary to discuss how APRA changes and the royal commission have resulted in a tighter lending economy and what that means for Australian investors.

They discuss what traps investors should avoid if they are trying to obtain finance, the four key growth drivers in a property market and unpacking trust structures while revealing one type of trust that you should miss.

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:

How technology is changing the lending environment
Lessons from a falling market
APRA investor measures have ‘run beyond their usefulness’: industry body

 

RELATED AREAS OF INTEREST:

Hobart
Bondi
Deception Bay

 

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When buying property, it’s important to focus on what’s important. Investor Katarina Taurian shares just what exactly is important to her: having the mindset of looking past superficial cosmetic matters and homing in on the structural suitability and potential of a property.

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In this episode of the Smart Property Investment Show, Katarina joins host Tim Neary to unpack her entry into the property market and experiences of rentvesting, and how the Smart Property Investment Show was vital  in a number of decisions which she made along the way.

Katarina discusses about the team that she had help her along the way, why she thinks that you should never skimp on a good solicitor and accountant, and the red flags which tell her why buying a new property doesn’t necessarily mean buying a better property.

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:

How the Australian property marketplace could change
How to double the power of your deposit
The different reasons to start rentvesting

 

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Media hype would have you believe that the Australian property market is in dire circumstances at the moment and that there is no money to be made.  But is that really the case?

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In this episode of the Smart Property Investment Show, regular guests Steve and Victor of Right Property Group join host Phil Tarrant to discuss the current state of the Australian property market as it is portrayed in the media, and analyse if things are as dire as we are being led to believe.

They will compare regional markets with capital cities as investment options, reveal some areas which they consider to be poor investments at the moment while also discussing some of the markets where they see future potential.

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:

The investment strategies that actually work
The property investment process, simplified
A spiralling market, or just media spin?

AREAS MENTIONED: 

Hobart
Sydney
Perth
Brisbane
Shepparton
Cambridge Park
Geelong
Wollongong
Melbourne
Newcastle
Orange
Dubbo
Bathurst
Armidale
Bendigo
Cairns
Ipswich
Emerald
Port Hedland
Surfers Paradise

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Busting perceptions of a doom and gloom property market

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