Real Estate

When you want to improve your general fitness, you need to get out and exercise. If you want to be a successful property investor, you need to work at it. Here’s what you need to do to become property fit and become a successful property investor.

Mindset

Property is expensive: you generally
must have the deposit to put towards the purchase price being 20%. Therefore, you will need to borrow money from the bank of up to 80%.

Here is the first shift in thinking. Don’t
be scared of debt; it can be your friend if managed correctly when you’re a property investor. I agree that some debt is bad like credit card debt, short term loans
 for cars and holidays. However, good debt is applied to gain leverage in a solid performing asset like property.

Deposit

Work hard and save, save, save. There is really no other solution to getting a deposit together which amounts to about 20%
of the purchase price. If you’re earning $45,000 after tax, you should be able to put aside at least $20,000 per annum, which means in five years you will have accumulated at least $100,000. If you have a partner, that’s a combined $200,000 that can be used as a deposit on your first property.

Bank

This is the most important partnership
in your quest to become a fit property investor. You will generally only have 
a 20% deposit of the purchase price, therefore, you will be asking your banker
 to lend you 80%. You need to convince your banker that you have a track record of steady employment and saving so they will feel confident in lending you the money, knowing you have a culture of saving and working and being able to make the monthly mortgage payments.

Establish a team

As a property investor, your team should be made up of a banker (assist with finance), real estate agent or buyers’ agent (assist with buying and managing property), lawyer (assist with purchase contracts), quantity surveyor (assist with depreciation write-offs) and accountant (assist with tax and structures and cash ow with tax savings). Negotiate on the purchase price of a property but don’t skimp on the costs of the services of your team. If you don’t get the right advice it could cost you thousands.

Research

Not all markets and properties perform the same. You need to understand how demand and supply works and look for areas that are in high demand with low supply. These are areas where the bulk of people want to reside, they are usually close to the centre of major cities with transport links, good schools and shops.

You will need to meet with your accountant before you exchange a contract so that he or she can explain how negative gearing will impact your cash flows.

Find the right manager

Once you have settled on the property, you need to secure ongoing cash flow by sourcing the right tenant and ongoing management of the property. The best property manager will manage your property on your behalf to ensure rents are collected on time, minor repairs and complaints are handled on your behalf giving you peace of mind.

What makes one investor better than another? Here are 10 tried and true steps successful investors use to help steer their decisions and to help them get the most out of their investment.

Do Your Homework

Nothing makes for a better investment foundation than solid research and a sound understanding of the property market. Start reading property investing blogs, scour investing websites as they are often packed with useful information, attend investing seminars or download and listen to investing podcasts.

Talk to your accountant

You need to understand the tax implications of buying an investment property and your accountant is the best person to talk to about this.

Review local market data

There are many resources you can tap into to access market data for different regions across Australia. Sources such as CoreLogic RP Data, APM Price Finder, realestate.com.au or Residex will help you understand different property markets across each state and territory. Additionally, most government websites provide community profiles that share information about council plans, development projects or building regulations that can help you understand the supply and demand of the area as well as offering data to refine your search.

From a local perspective, your local LJ Hooker office can provide you with an in-depth local market report detailing the strongest growth areas, most traded and fastest selling areas, the top performing local suburbs and a snapshot of houses and unit sales, median sale price, rental yield, days on market and more. Understanding the local market is very important so make sure you contact your local LJ Hooker office – they live and breathe real estate and are a great source of valuable local market data.

Get a Loan Pre-Approval

This is an important step to ensure you are prepared to buy the right property as soon as it becomes available. A pre-approved home loan is a green light for buying. It gives you a realistic idea of your borrowing capacity and ensures you have a price range ceiling. Without pre-approval you can’t confidently put a bid in at auction or make an offer on a property without the panic of a last minute rush.

Get a feel for the neighborhood

When it comes to becoming a seasoned investor nothing can boost your proficiency more than experience and one hands-on way you can get this is by visiting as many properties as you can before placing any cash on the table. This way you’ll be more likely to spot a bargain – and a rip off.

If you’re looking a buying an investment locally, it’s a good idea to wander the street in the area you are looking at buying in and see if anyone is out cleaning the car or watering the garden. Ask them what the area is like, how long they have lived there, what they like about the neighbourhood and what they don’t. What is the noise like during the day and night and any other questions you may have? You may even be able to find out why the seller is moving and if there are any developments that might impact the value of properties in the immediate area. Or if that seems a bit scary visit the nearest café and ask them what the area is like – they are often a great source of local gossip and community knowledge.

Be clear about the type of your property you want

Decide whether you want to invest in an apartment or a house. There are pros and cons for both options and these may vary depending on the area. You also need to consider if you want to buy a new or old property.

If you are buying a new property off the plan, you are able to lock in today’s price for a property that may not be completed for another year or two. What’s more, until the property is complete you won’t have to make any mortgage repayments – the only commitment is a deposit. The downside is there is no guarantee the value of the property will rise between purchase and completion.

The other option is to buy an existing property. One of the key benefits of this option is that you may have more scope to negotiate on price in a slower market. Plus, there’s often the capacity to add value to older properties by making your own improvements, which in turn may also increase the rental it attracts.

Location Location Location

A golden rule for a solid investment is to choose a property close to amenities: transport, supermarkets, schools and hospitals – the more nearby the property is to facilities, the better. Also consider the crime rate, walkability scores, any future amenities planned or the historic charm of the property or the area.

Think about your ideal tenants

Carefully consider the type of tenant you want to attract before deciding what and where to buy. For example, if you’re looking to attract executive tenants a property in an urban location near transport, cafes, business and commercial premises is highly likely to be appealing to them.

If you want to attract a family, consider looking for properties that have an outdoor space; a deck or garden. Look for a place with extra space for the kids to play, one close to good schools, parks, transport, hospitals and shops.

Keep Some Cash on Hand

Successful investors keep a slush fund to ensure they are able to cover unexpected costs such as maintenance, rental voids and contingency for interest rate increases. Some experts suggest saving 9-10% of the gross rent in a slush fund to ensure you are prepared for the unexpected.

Due diligence

While you may be tempted to snap up a bargain quickly, make sure you do your due diligence on the property and ensure you don’t sign anything including offers, sales contracts or any other piece of paper thrown at you unless your solicitor or conveyancer has reviewed and approved them. Remember don’t get too emotional about these purchases as you are buying for return you’re not buying a home.