Oct 9, 2017
In today’s show I'm going to
talk about which properties to avoid if you want to be a successful
investor.
While it’s important to
understand what properties make good investments, it’s equally
important to understand which properties you should not
buy.
I’m also going to share a number
of Wealth Accelerators the rich use to become richer in my mindset
moment. These are things that you may not have thought of, but are
important for property investing, life and success.
And as I answer a
listener’s question “Is possible to buy 10 properties
in 10 years?” I’ll share my thoughts on property
accumulation.
Know Which Properties to Avoid:
- Properties you shouldn’t buy are properties
that banks don’t like and on which they’ll lend a loan-to-value
ratio.
- If
the banks are wary of a property see it as a warning
sign.
- Services Apartments leave you dependent on one
particular operator and they have a limited resale
market.
- Department of Defense Housing has a long lease
and no ongoing maintenance, but they have expensive property
management and other fees. And they’re not located in investment
grade locations.
- Small
units, studio apartments and student accommodations - an apartment
needs a flexible floor plan with at least 40 square meters and
preferably 50 sq meters.
- Off
the plan large apartment developments - they are in
oversupply.
- Poor
locations or even the worst part of a good street.
- Properties with no or limited
parking
- Apartments in suboptimal locations.
- Avoid
main roads and secondary locations.
- Rental guarantees are there because that is the
only way the seller can find a buyer.
- Holiday locations. It’s better to build your
asset base in sound investment grade locations before buying a
getaway property.
- Mining towns – enough said.
Mindset Message: Wealth
Accelerators:
- Leveraging and using other people’s money in a
strategic way.
- Using
other people’s time.
- Understanding how to legally use the tax laws
to your benefit.
- Using
the right ownership structures - own nothing in your own
name.
- Having a sound network and building a great
team around you.
- Having mentors and belonging to mastermind
groups.
- Having a wealthy mindset. Your reality is what
you think is real. Your perception is your reality.
- Owning the right assets.
Buying 10 Properties in 10 Years
- It
doesn’t matter how many properties you own – it’s the size of your
asset base and how hard your money works for you.
- Don’t
focus on the number of properties - focus on the size of your asset
base.
- Accumulation stage - build a portfolio of
properties that outperform the averages
- Lowering your loan-to-value ratio.
- Live
of your cash machine
- Understand the 3 phases of wealth
creation:-
Links and resources:
Favourite Quotes from this episode:
“I often see investors exhibit
confirmation bias - this is where people just want
confirmation of the decision they have already made.” Michael
Yardney
“Investors buy with their
calculators. I like to sell to owner/operators who buy with their
hearts.” Michael Yardney
“Properties need to be liquid.
You need to be able to resale or refinance. ” Michael
Yardney
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