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5 WAYS WEALTHY PEOPLE MAKE MONEY IN ANY PROPERTY CYCLE

By hotspotcentral.com.au

PROMOTED BY HOTSPOTCENTRAL.COM.AU
By Michael Fuller, Hotspotcentral.com.au

Have you ever wondered what the truly successful property investors do differently? Read on to access your FREE INFOGRAPHIC and learn the '5 ways wealthy people make money in any property cycle

 Warren Buffett said, "Price is what you pay. Value is what you get"

 

Warren Buffett was referring to the fact that a share priced at $2 is not necessarily worth $2. It could be worth a princely $4 or, heaven-forbid, $1.  

The problem is value is subjective based on skill and price is objective and misleading.  

Property investors are often at the mercy of valuers who decide whether the sale price is indeed good value. 

In good times, property value can also be distorted by market sentiment. 

Buying off-the-plan is a good example. Investors perceive values to be increasing in an area so they lock in a price hoping that after construction prices will have moved up. 

Property market cycles generally last around 7 years, with 80% of the growth in the final 2 years. So by the time the market starts rushing upwards, everyone piles in and then the market peaks. 

Many investors get caught out with settlement valuations falling under the contract price. So they either have to find another 10% for example or lose their 10% deposit (and risk being sued by an angry developer). 

Then media headlines lament the losses 'mum and dad' investors have made, everyone gets fearful and stops investing until the market is near its next peak. 

It's no surprise that less than 1% of investors can retire and live off rental income.  

 

Another Warren Buffett classic: "Be fearful when others are greedy and greedy when others are fearful." 

The wealthy 1% of investors prefer to buy property when no one else is buying. When vendors are nervous and highly negotiable. When the market is depressed and undervalued.

Thousands of investors use Hotspotcentral.com.au's algorithmic research app Boomtown. Here's what the more successful do to make money in any property cycle …

 

5 WAYS WEALTHY INVESTORS MAKE MONEY IN ANY PROPERTY CYCLE: 

First off, they are not worried about property cycles. They change their strategy according to the cycle. In fact, Boom-cycles are when they go on holiday!

 

Importantly, they combine the following strategies:

  1. They buy under market value.

They never pay retail price for properties. They ensure there is a safety buffer of at least 20% (instant equity) in case prices fall.  

  1. They look for positive cash flow.

They don't get bogged down in negative gearing debates. In fact, the majority of investors who negatively gear property in Australia earn less than $80k.

  1. They buy and sell at the right time.

Yes, you can time the market with the right technology

  1. They add value.

The 2016 BRW Rich Listers are overwhelmingly property developers. The youngest and new entrants are worth in the $100s of millions. They buy a development site and add tremendous value. And they spend less of their own time than most renovators would.

  1. They use experts.

They use other people's expertise and contacts to make it happen. 

 

GET YOUR FREE INFOGRAPHIC  which summarises what the top 1% investors do differently into 6 key lessons.

 

Now, I know what you are thinking! 

"These ideas make sense, but how can I make it happen? I'm not a developer with deep pockets, vast experience and any spare time." 

"I don't have the time or expertise for market research I don't know who to trust to pick the location and right opportunity for me." 

Well, here's how an ordinary investor, Tracy Smith, did it. In this short video case study (from 05m:46sec), I'll show you in the numbers and strategy how Tracy combined all the above ways to buy a property at 21.7% below bank valuation.  

Tracy’s property was immediately cash flow positive. The rental estimates were initially $450/pw but she got $490/pw (the estate agents do get it wrong) after 25 viewings on the first day. 

Best of all, the $93,000 in manufactured equity meant she had the deposit to hold the property without lender mortgage insurance and without putting in any of her own money. 

This meant her original investment money was immediately freed up to start again.

That's how the wealthy invest ... independently of the property market cycle and without regard to sensationalistic media headlines and general market sentiment. 

She did not invest in Sydney or Melbourne just before the boom cycle. She invested in a South Gold Coast location where 85% of residents are owner-occupiers and tenant vacancy rates less than 1%. 

Apart from her instant 21.7% discount and strong positive cash flows, the area is statistically set to smash the market average due to its strong reading on 8 property supply-demand indicators we share with you on our Armchair Developer web page. 

And finally, if you're a traditional cash-only investor who prefers not to hold property, Tracy's annualised cash-on-cash return was 57%... 

... and she did it all in her SMSF. 

What kind of returns are you getting in your SMSF? You might want to check. 

GET YOUR FREE INFOGRAPHIC  which summarises what the top 1% investors do differently into 6 key lessons.

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The practice of property investment firms sharing undisclosed kickbacks among the supply chain involved in development sales will be outlawed in NSW on 1 July this year under the Real Estate Reform being handed down by regulators in NSW.

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Property commentator and valuer, Suburbanite’s Anna Porter, said the reform will address conflicts of interest.

She said they arise when a mortgage broker, accountant or financial planner receives part of the commission from the property firm, who receive their fees from the developer or seller.

“This puts the broker into a position by which they are being paid on both sides of the fence,” she said.

“Until now this has been a grey area and there was nothing stopping this practice.” 

Ms Porter said this has been a common practice in the industry.

"Some well-known mortgage broking firms openly admit to receiving $5,000–$10,000 per referral in their pocket.”

She also said this process has been going on for decades.

"Property investment firms commonly pass some of their commission on to the mortgage broker, accountant or financial planner as a reward to them for passing on the referral. This means that many brokers or financial service providers are making significant amounts of money just to refer on to a property firm, often totalling hundreds of thousands of dollars a year," Anna Porter said.

Ms Porter said the Property, Stock and Business Agents Amendment (Property Industry Reform) Bill 2017 will be in force from July this year, and will prohibit this practice unless the broker or referring partner also holds a real estate industry license.

"Under the new laws, if the broker takes a referral fee from the property firm, they will have to be a licensed real estate agent and also hold a corporation’s license,” she said. 

“Subsequently, every transaction that they receive a referral fee from, they will be putting their license up against the transaction and taking full liability for the conduct, practices and outcome of that transaction, even if they have little to do with the transaction; they are a party to it financially and therefore take as much risk as everyone else in the transaction.”

Mr Porter said where a referrer holds a real estate license, and receives a part of the sale commission, they may find themselves in breach of the ethical requirements under the act.

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New data from Mortgage Choice shows that property buyers continue to choose variable rate home loan products, as demand for fixed rate home loans fell for the eighth consecutive month. 

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According to the company’s latest national home loan approval data, variable rate home loans accounted for over 82 per cent of all home loans written throughout May 2018 — up over 2 per cent from the month prior, and almost 7 per cent higher than the 12-month average.

Mortgage Choice CEO, Susan Mitchell, said this trend will continue as borrowers develop apathy towards the RBA’s stagnant cash rate.

“Indeed, we continue to see borrowers opt for the flexible nature of variable rate home loans which may offer a redraw facility, offset accounts and the ability to make extra repayments. These features are not typically associated with fixed rate loans.

“While a fixed rate product provides repayment certainty, variable home loan rates have been relatively stable for a prolonged period of time giving borrowers little incentive to fix.”

This week’s Housing Finance data from the Australian Bureau of Statistics found that 52,116 home loans were approved throughout April, down 1.4 per cent from the previous month.

Ms Mitchell said she is unsurprised that the value of investment loans dipped — falling 0.9 of a percentage point to $10.7 billion in April.

She said this could reflect tighter lending standards and serviceability policies.

“However, May data may show an increase in investment loans following APRA lifting the cap on investor loan growth at the end of April,” said Ms Mitchell.

Ms Mitchell also noted that the number of first home buyer commitments as a percentage of total owner-occupied housing finance commitments rose to 17.6 per cent in April 2018, from 13.7 per cent in January 2018.

“This increase is significant and first home buyers seem to be propping up the market.”

Ms Mitchell said she expected home loan demand would be maintained.

“[Due to] a combination of factors, such as historically low interest rates, easing property prices and access to FHOGs.”

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Buyer ‘apathy’ behind mortgage preferences
object(stdClass)#1201 (52) {
  ["id"]=>
  string(5) "18158"
  ["title"]=>
  string(57) "The benefits of investing in a decreasing property market"
  ["alias"]=>
  string(57) "the-benefits-of-investing-in-a-decreasing-property-market"
  ["introtext"]=>
  string(150) "

The Australian property market is arguably in a softening phase, and this can have both positive and negative effects for property investors.

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In this episode of the Smart Property Investment show, Real Estate Gym’s Tom Panos joins host Phil Tarrant to discuss how investors can take advantage of this decreasing market by leveraging off of the reduced urgency in the sales process.  He also discusses the importance of researching up to date sales data before investing and looks at the state of the Australian property market as a whole.

With many property investors also selling property throughout their journey Tom reveals the best months to buy property in Australia, shares his thoughts on why an auction is not always the best method of sale and how as a purchasing decision it can lead to over-paying.

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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The benefits of investing in a decreasing property market

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