Glad I could help.

Cheers
[exhappy]

These booklets may help
http://www.bantacs.com.au/booklets.php
I haven’t looked for a while but BANTACS used to contribute to this forum

Cheers
[exhappy]

It is inherent in the previous replies but may not be obvious to you that “government subsidised ” is NOT the same as ” government guaranteed”- I suspect that if you have vacancies you will not receive rent- ie the government does not guarantee the rent at all like they do in say Defence Force homes.

Hope this helps
Cheers
[exhappy]

I suggest you talk to a solicitor – if the contract is currently as you say and you transfer to a nominee you may be up for double stamp duty. If your vendor is willing you may be able to replace the contract with a new one that has the final names you want on.

Hope this helps
Cheers
[exhappy]

I’ve seen valuations in a flat market where listed in the comparative sales is the subject property a few months earlier at hundreds of thousands less.

All valuations are not the same.

Cheers
[exhappy]

You can ignore my first post – it was about Company title. Ups.

Cheers

http://www.lsc.sa.gov.au/pamphlets/strata_and_community_titles.doc

Cheers
Battleships
[exhappy]

If your $20 per week is a margin above the variable interest rates as it is with wraps- your $20 is not affected except that your client will have more to pay so you will be more susceptible to walkouts.
To do these takes a bit more than just casual observing and it also needs the right market conditions- but as Steve has proven it can…[Read more]

I would think a town planner would be your first port of call for a DA- either a paid one or you can probably get some insights from the council’s planning dept if they are big enough to have one.

hope this helps
Cheers
[exhappy]

It’s a bit late now but there are alternatives to just using the big stick approach. ie good management
eg inexpensive incentives
eg employment and contact details being kept up to date
eg Landlord insurance
Maybe they would like to pay a little extra each week now so if they get in trouble again it will be covered for a while?
Hope this…[Read more]

I know it was mentioned previously- however the most significant omission I think is the GST in and out-it is a make or break item- some of the others are costs etc but not critical.
Cheers

Cheers
[biggrin]

Another site with lots of various money saving tips (and a free newsletter)is
http://www.cheapskates.com.au

Cheers
[biggrin]

If you are actually looking for holes in your theory, here is one that you may want to watch out for. Over the long term the median priced house you bought 10 years ago may now be in the bottom quartile. This may happen for example where new houses cost more to build than existing ones did. For the technical minded this is called a…[Read more]

Here’s another one

http://www.khr.com.au/relocating/index.html

Cheers
[biggrin]

Here’s a queensland company that does it. Lots of hints and useful info too eg there may be a useful extra $ in just buying a small local block and relocating the home. Costs suggested by Drake are about half the house cost eg if you found a home at the site like yours and the price was $100,000
it would probably cost around $50,000 to…[Read more]

here’s a site that offers feasibility software. I have Not used it but have seen it recommended in other parts of this forum

http://www.devfeas.com.au

Cheers
[biggrin]

I have used a time budget for many years with sometimes excellent and sometimes just worthwhile results. I have a full time job and only budget for core focussed activity that I want to achieve in excess of this eg time budgeting allowed me to complete my accounting degree on a full time basis whilst working in a demanding full time…[Read more]

Here’s my 2 cents worth.
There seems to be different accepted practices in different states.
When I’ve bought property in NSW 10% was expected, in Queensland they nearly fell over when I offered 10%- all the agent wanted was enough to cover the agent fees. I understand that in WA no deposit deals are the ” gentlemanly” way of things.

I…[Read more]

Here’s my three

1) Tips and suggestions on sourcing and assessing a team and the skills to acquire to effectively focus them.

2) Best ways of achieving worthwhile returns and building wealth in a steady or falling market where affordability is a big issue

3) Where’s the best place to buy cashflow positive properties?[biggrin]Just…[Read more]

I got this idea from some motivational tapes by Jim Rohn many years ago.
They are three questions-
Who am I around?
What are they doing to me?
and Is that OK?

I find it helps to quota my time and attention towards people and interactions that inspire me, and away from those that don’t.

Congratulations on your successes so far
Cheers

IMHO ( which i’m hoping means ” in my humble opinion”) there are good deals everywhere – what you need is the education to see them and the time and effort to look.
EG1 the $45K deal mentioned by plp property
EG2 a few months ago I looked at a straightforward residential cash flow neutral property investment for $65K within about an…[Read more]

I think asking for references , yes from the PM, is a worthwhile way to add some information to your decision making process. as Dazzling quite rightly pointed out you are not going to get the dissatisfied as referees. However, what if the PM can’t give you “set up” references- that is telling you that they are…[Read more]

Though I agree with Dazzling there are two techniques that might help besides actually learning how to do it yourself.
1) Ask for references i.e. two landlords and two tenants who you can talk with about the PM – and then talk with them.
2) Sit in a real estate office of a candidate manager and listen- you can look at pictures…[Read more]

Steve does in his “Buyer Beware” package

Cheers

I’ve been studying some property things for a while and here is one I think may assist your situation.
The basic idea is to turn a negative cash flow property into a positive cash flow property.
The strategy is called Lease/ Option and there are people in Australia who specialize in it.

Here’s how I think it may work for you
Your…[Read more]

Perhaps it would help to sell your property if you tried in different markets or added some creative extras eg a rental guarantee (that you could live with). Similarly there are techniques to improve your rental return towards cash positive. At least this would give you some alternatives to the “sit it out” option.

I like the Region selection in advanced too

Cheers

We bought our first real IP in Queensland when we were living in Sydney. The advantages of a Property Manager are:-

you can get landlord insurance

you get advice and assistance complying with local regulations (we were told about the locks we must have installed for example)

you have someone on the spot looking after your…[Read more]

I have had to claim on Landlord Insurance and I have to agree with Aussiexj, it is well worth it even for the experienced. As a rule of thumb I would expect the cost to be about 1 week’s rent.

Contents insurance is hard to tell because there are a lot of variables-for the property itself and the area. Easy enough to get a few quotes and…[Read more]

The continuous 6months has to commence within 12 months of completion.

From the QLD OSR website:-
All applicants who enter into an eligible transaction on or after 1 January 2004 must occupy the home as their principal place of residence within 1 year of completion of the eligible…[Read more]

first some support for Foundation ( no pun intended) I had the same reaction to the Brisbane”HOUSE PRICES SLUMP” headline- I couldn’t find anything in the article as evidence except”3 per cent fall in the March quarter”

Second there has been some talk about first home buyers ” deserting the market”. This doesn’t seem to be the…[Read more]

I understand what you mean about seminars in general. Perhaps these observations might help you decide.

I have studied extensively and have expertise in a number of fields. I have noticed that I usually can still learn even from those who are not as expert- either there’s something I missed along the way or others see things in a…[Read more]

there is also nothing wrong with using income to pay off a home loan

What I think you do need to be careful of is artificially creating or increasing tax…[Read more]

I think the budget will have little effect on property- there were no nasty surprises and no major incentives either.

Cheers

This is a kind of combination inspired by the previous posts. If you called it “Lamb Surprise” and put together a top lamb “secret” recipe that was absolutely delicious and could only be obtained at your place. you have
1) exclusivity
2) sublety
3) the home cooked meal feel
4) plenty of scope for logo’s showing surprised lambs

Cheers

The Australian Financial Planning Association can be found at http://www.fpa.asn.au
They have several articles that may be helpful including
http://www.fpa.asn.au/images/userimages/services/sixsteps.pdf

It’s obviously a risk you need to weigh up and more information would help ie a further or different type of inspection.
If you do decide to go ahead it would be a very good bargaining point to reduce the price eg look mr vendor i’ll pay your price if you get all the termite damage fixed. More than likely they would reduce the price…[Read more]

I’m currently highly geared and paying around 6.7%pa interest. I do my calculations on a scenario of 9% i.e. only deals that I could still comfortably service at 9%.

I’m interested in others views ie what percent chance…[Read more]

The latest Derivex-from Derivex is at

http://www.derivex.com.au/company/updates.htm

Cheers

There have been some properties sold through this forum I believe-if you provide some brief details (and if Shelly doesn’t get it first)there are plenty of people here interested in +ve cash flow property-myself included.

Cheers
Battleships