PropertyInvesting.com | garrytas | Activity

garrytas replied to the topic The Taurest Dollar.. in the forum General Property

Thu, 11 Nov 2004 01:02:58 +0000

Hi
Just wondering what a TAUREST is?
Is it a resting place for Bulls

[thumbsup2]

Regards
Garrytas

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic Managing agents in the forum General Property

Thu, 11 Nov 2004 00:29:04 +0000

Hi Merry
6% sounds pretty competative check the fees and extras, get a list of charges.Find out how often they inspect the premises.
Good luck with it [thumbsup2]
Garrytas

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic any thoughts on Tassie? in the forum Help Needed!

Wed, 10 Nov 2004 05:43:45 +0000

Hi Elle
If you are in the Devonport area, and want to speak to someone who is totally biased toward Tasmania and the NW Coast [thumbsupanim] in particullar but does have an understanding of what you may be looking for give me a call.or PM me.
Regards
Garrytas

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic Residential v Commercial in the forum General Property

Thu, 21 Oct 2004 05:22:54 +0000

I Guess it comes down to spreading the risk factor
I think I would rather have 10 x $1mill commercial properties,than 100 x $100K residential properties, but I would rather have 10 residential props than 1 commercial.Hope this makes sense!

Commercial Properties are generally better yeilding and less hassle but if they are vacant it can take a…[Read more]

garrytas replied to the topic Tasmania Rosebery,Strahan news in the forum General Property

Thu, 14 Oct 2004 22:28:57 +0000

Good morning Yorker
I thought you might like it!
regards garrytas

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic Am I splitting hairs? in the forum Help Needed!

Fri, 01 Oct 2004 06:04:44 +0000

Yes I think you are!
Unless you are charging an annual rent.
Normally residential rent is based on a weekly figure of which there are 52 weeks in a year,
Therefore weekly rent*52/12 would be correct
If you were for example charging say a rent of say
$25000 per year then the second method would be correct, more usual in commercial…[Read more]

garrytas replied to the topic Market turning in the forum General Property

Fri, 01 Oct 2004 04:37:17 +0000

Thanks Yorker can I have one as well, with regard to Rosebery I wasnt recommending a purchase, just pointing out the difficulty with managing a property there! No we don`t manage properties in Rosebery or sell them, with regard to RE agents comments, The facts can be checked,what has happened over the last 4/5 months in Tasmania is the volume of…[Read more]

garrytas replied to the topic Market turning in the forum General Property

Thu, 30 Sep 2004 00:17:31 +0000

Hi Yorker

Certainly things in Sunny Tasmania are moving again NW Tasmania median price moved upwards 3% in the last 3 months to August( comm bank property stats) the enquiry level has certainly increased, and sales in the mid- high price range are now happening Yes Spring is in the air!!

BTW haven`t been to Rosebery for a while, but I would…[Read more]

garrytas replied to the topic Anthony Robbins in the forum Heads Up!

Wed, 22 Sep 2004 21:40:14 +0000

Hi Sonia
Just do it!!!!!!!!!!!!!
Best 3 days ever spent
Regards
Garrytas[thumbsup2]

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic building on someone elses land, any thoughts? in the forum No Subject

Sun, 05 Sep 2004 07:33:57 +0000

Hi Judy

First thing first,
Check with local council that you can do it !
otherwise you can waste alot of time.
Good luck
garrytas[wink]

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic +Cf all cleaned out? or just current market? in the forum General Property

Fri, 03 Sep 2004 10:18:21 +0000

Hi Yorker
Just a hungry REA looking for a free lunch!!!
Regards
garrytas[thumbsupanim]

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic Commercial Property Investing in the forum General Property

Sun, 29 Aug 2004 23:24:00 +0000

Welcome Unified,
I`ll start the ball rolling!
IMHO Important things to look for
What is the history of vacances in the shopping strip How easy would it be to rent if the tenant falls over.
How strong is the tenant, for that you would need to see his trading figures,personally I would not like to see his rent at more than 10 % of his turnover and…[Read more]

garrytas replied to the topic Town house design in the forum Value Adding

Sun, 29 Aug 2004 23:12:13 +0000

Thanks Boriqa
Can you check the address again for me
Regards
Garrytas[cap]

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic Bullish about this market in the forum No Subject

Wed, 25 Aug 2004 01:52:58 +0000

Hi Yorker
I guess thats the million doller Question.
My own experience in Tas is that the volumes dropped dramatically during the winter but prices held, no sign of panic selling, and the median price rose slightly. With Spring nearly here volumes of sales are increasing slightly. I think that with a median price of $180,000 there is not a lot of…[Read more]

garrytas replied to the topic More on offer conditions ... in the forum Help Needed!

Tue, 24 Aug 2004 07:11:50 +0000

Hi everyone
As a REA i would consider it very un profesional to submit anything less than a written contract to my vendor, yes we all would like an unconditional contract but the reality is there is usually some legitimate reason for clauses,hower they should be specific and not general.
regards
garrytas [cigar]

garry@sushames.com Always have…[Read more]

garrytas replied to the topic Commercial rates in the forum General Property

Sun, 22 Aug 2004 21:46:17 +0000

Hi Tools

Generally commercial rents are net that is +gst,and the lessee pays the land tax,there are exceptions.
Purchase prices are usually + GST but again there are exceptions,the owners can apply the margin scheme in some cases.If they are being advertised it should state + GST but there is a lot of confusion in this area so ask the…[Read more]

garrytas replied to the topic Tasmanian Health ?? in the forum No Subject

Sat, 21 Aug 2004 05:20:45 +0000

Hi Gmh 454

Would you rather earn $1mil per year in Sydney and have a mortgage on a $5mil waterfront property
or $400,000 a year in Hobart and live in a Waterfront property of the same standard for $1mil? It comes down to preferences wether you want to sit on the harbour bridge in traffic jams
or complaining that you were caught at the traffic…[Read more]

garrytas replied to the topic Tasmanian Health ?? in the forum General Property

Sat, 21 Aug 2004 04:45:32 +0000

Will have to jump in and defend Tasmania from someone that has lived here for 20 years ( previously lived Sydney,Paris, London.)There are 2 teaching hospitals , one in Hobart, one in Launceston and 2 major hospitals on the NW coast( Burnie, Devonport) and like all regional hospitals are facing increasing difficulty recruiting staff. Having said…[Read more]

garrytas replied to the topic conjoined units in the forum Value Adding

Wed, 18 Aug 2004 12:44:39 +0000

The Mall in Devonport is always very tightly held
vacancies fill quickly, usually property rarely comes available, and I have a list of prospective puchasers waiting for property there.
yeilds generally around 8% but nothing has sold recently to test that. Devonport is experiencing strong commercial growth with the advent of the new Ferries.so…[Read more]

garrytas replied to the topic conjoined units in the forum No Subject

Wed, 18 Aug 2004 05:13:10 +0000

Hi ANUBIS

Sadly I don`t have a spare 1/2 Mill Deposit,
otherwise I would
[wail]

Regards
Garry

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic conjoined units in the forum Value Adding

Mon, 16 Aug 2004 21:59:00 +0000

Hi John,
Thanks for the reply,I think it could be the cheapest way to get something CF+ straight away, particulaly in regional cities, what were the problems you had with Tilt? from the sound of it no great cost savings.
Regards,

Garry
[cap]

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic fresh rookie needs assurance and direction in the forum No Subject

Mon, 16 Aug 2004 13:10:39 +0000

Hi Toad
One option is to fix interest rate for as long a period as possible normally 5 years, you play a slight premium but if the investment still works you have 5 years peace of mind.
Unfortunatly still remember rates of 17/18 %
Regards
garrytas

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic Sharing Tips- in the forum General Property

Sat, 14 Aug 2004 04:08:24 +0000

Tip:
Remember there is no cooling off period in Tasmania, its cool enough at the moment.

Do hotter States have longer cooling off periods?

Thought,

What is the return on investment when the investment is nil? (property bought, then renovated, then revalued then,100% refinanced.)

Tip:
A verbal contract is not worth the paper it`s printed…[Read more]

garrytas replied to the topic Commission to RE agent/PM in the forum No Subject

Fri, 13 Aug 2004 10:20:46 +0000

The only problem with a flat fee is that it is generally lower than the average rate, which means that the salesman needs to sell more properties to get an income, so the pressure is on for the quick deal, usually the lowest price is the quickest deal.What you should be paying for is the salesmans negotiating skills in obtaining the best price for…[Read more]

garrytas replied to the topic Newbie, first IP bought. in the forum Help Needed!

Wed, 11 Aug 2004 22:14:48 +0000

IMHO I would get the house revalued and try and release the security of your PPOR it is always better if poss to keep your own home as unencumbered as possible.The rent appears to be on the low side, how does it compare to other properties in the area?

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic positive cashflow opportunities in WA in the forum General Property

Wed, 11 Aug 2004 12:18:24 +0000

I think it always pays to keep properties in good order the tenants always seem to take better care of better maintained properties. Remember too if its maintenance its tax deductable.

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic Commercial Property Deal - your thoughts in the forum Creative Investing

Wed, 11 Aug 2004 11:59:53 +0000

A rule of thumb I use in small business is if the rent is in excess of 10% of turnover it`s probably not viable.

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic Need help to best sell and buy a house optimally. in the forum Help Needed!

Wed, 11 Aug 2004 09:19:36 +0000

Before you select your agent for the sale of your property ask them how they came up with their values. It is very easy to pull a high figure out of the air to get a listing, ask to see the sale prices of similer properties in your area. This information they have access to, but a lot of agents are too lazy to do the work.Remember asking prices…[Read more]

garrytas replied to the topic Help in Tassie in the forum No Subject

Wed, 11 Aug 2004 08:55:04 +0000

Next step would be to go and speak to your lender, then a finance broker to establish what they would lend, given a proposed purchase and the equity in your house,If the purchase is positive you have enough equity then it will cost nothing out of income.

garry@sushames.com Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic positive CF in the forum General Property

Wed, 11 Aug 2004 08:25:26 +0000

There are still +cashflow properties available in
Tasmania, mainly commercial returning 7.5-8.5% net.and yes there is growth in Tasmania the median price for property in Devonport has increased an average 8.9% compound for the last 21 years. Happy Hunting

Always have cashflow positive Tasmanian commercial properties
available

garrytas replied to the topic Tasmania Growth in the forum No Subject

Wed, 11 Aug 2004 03:09:35 +0000

In reply to your posting,I have to admit bias as a real estate sales consultant operating out of Devonport, In Tasmania.In my opinion, The reason for the on going growth is that for the first time it is easy to access Tasmania, with 3 Car ferries operating out of Sydney and Melbourne and with Virgin and Jetstar operating discount air fares.we also…[Read more]