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  • Profile photo of Steve McKnightSteve McKnight
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    @stevemcknight
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    Hi Bruce,

    Thanks for your post and welcome to the PropertyInvesting.com community.

    Some comments that I’d make are:

    1. Understand the market. Before getting down to business make sure you ring around several r/e firms to gauge what the high and low range is for commissions.

    2. Consider the true cost. All agents I know also charge on-costs in addition to commission, either in the form of a marketing levy (for Jenman agents) or specific marketing / advertsing costs (for other agents). Be sure you know what you’re in for b4 you sign.

    3. Exclusive listing agreements. You will be asked to sign an exclusive listing agreement that gives the agent sole responsibility for selling the property. I wouldn’t lock in for more than 45 days.

    4. Price or service? Personally, I’m happy to pay more for service rather than going for the cheapest option. So what I’d be careful to observe and certainly find out information on is how the various agents plan to market your property. In other words… you want to know who is going set the best strategy to get you the best price.

    5. Always Negotiate Everything is negotiable… and while you negotiate observe how your agent reacts / haggles since this is the way that they will act with potential buyers.

    I hope this has helped Bruce… pls get back and tell me how you went.

    Cheers

    Steve McKnight

    **********
    Remember that success comes from doing things differently.
    **********

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
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    @stevemcknight
    Join Date: 2001
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    Craig,

    There was a similar post to this only a few weeks ago with a lot of replies.

    Have a search and see what you can find.

    Cheers,

    Steve McKnight

    **********
    Remember that success comes from doing things differently.
    **********

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
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    @stevemcknight
    Join Date: 2001
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    Hi Wayne,

    I’ve read the posts here and agree totally with what’s written.

    I’d add that in property the way to make money is to match a problem with a solution.

    In your case you’d want to make sure that your client could afford the repayments based on a win-win financial model.

    If this is a problem then maybe you could lease-option it to them???

    Hey… this is starting to sound like what we covered on the week-end [;)].

    Have a great day and keep asking questions.

    Bye

    Steve McKnight

    **********
    Remember that success comes from doing things differently.
    **********

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
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    @stevemcknight
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    Hi David,

    You ask…

    quote:


    Can one purchase multiple cash flow positive properties given that I am only earning a low income.


    The answer is not can I, but how can I.

    You can do anything when you start to focus on the solution rather than the problem.

    You also ask…

    quote:


    for example you have registered a company how does on obtain finance when the entity has proven income.


    You are correct in your answer re: going guarantor. Well done on offering a possibility for a solution.

    So taking it a step further… the amount that the company is limited to borrow is constrained by the lending limites of the individual guarantors.

    Note that other businesses can go guarantors too though… it does not just have to be “real” people.

    Bye

    Steve McKnight

    **********
    Remember that success comes from doing things differently.
    **********

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
    Keymaster
    @stevemcknight
    Join Date: 2001
    Post Count: 1,763

    Hi Sooshie…

    From where I stood I thought that the Sydney seminar was fantastic… and quite different from the Melbourne one too. Different crowd… different dynamics… different focus.

    All was going well until I was hit with a migraine on the Saturday morning [:(]. Luckily I was spared a real nasty version and was only K.O’ed for about 4 hours.

    Still… I was quite lucky as I finished up my presentation just in time to spend nearly an hour in the toilets being sick.

    But I was back for the afternoon session and by Sunday morning I had 2 days of energy to unleash.

    Now as for your post… well I’d have to say that it is a pity to see fantastic heritage building’s fall to modern development, however I would also say that “investing” is a lot different to “owning”.

    You also want to be careful about emotion when it comes to property investing. And besides… there are authorities at local, State and Federal government who are charged with the responsibility on ensuring appropriate development and retaining our history.

    You ask:

    quote:


    Is it still worth doing from an investment point of view?


    Well… I’d have to say (as always) that it depends on the numbers.

    All property deals (rather than just wraps) can be win-win when done for the right reasons. It’s true that money is just one of a number of factors to consider when investing… BUT… it’s one of the bigger concerns.

    Bye

    Steve McKnight

    **********
    Remember that success comes from doing things differently.
    **********

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
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    @stevemcknight
    Join Date: 2001
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    Hi David,

    Some books that I can recommend are:

    1. Most of Kiyosaki’s material
    2. John Burley’s “Money Secrets of the Rich”
    3. Clason’s “The Richest Man in Babylon”
    4. “Confessions of a Real Estate Agent” – Terry Ryder
    5. “Fast Cash with Quick Turn Real Estate” – Ron LeGrand
    6. “Nothing Down for the 90’s” – Robert Allen
    7. “Creating Wealth” – Robert Allen
    8. “Multiple Streams of Income” – Robert Allen

    Books 5-10 might be hard to find in Australia, so maybe you’ll need to get them shipped from Amazon.com

    Bye

    Steve McKnight

    **********
    Remember that success comes from doing things differently.

    AND

    If it’s meant to be, then it’s up to me!
    **********

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
    Keymaster
    @stevemcknight
    Join Date: 2001
    Post Count: 1,763

    Lance,

    I was in the hotel room after the seminar reading the feedback forms and read with interest that one of the insights you wrote was that you wanted to broaden your strategy from just wraps and also purchase some buy and hold.

    Well, no one can call you a tyre kicker! And I’d have to say that your place in “one of the fifteen” has been cemented by your action.

    It’s most rewarding to see participants take the information offered at the seminar and then use it to make money.

    You’re right… action is the key. And this is just the start!

    Congrats and thank-you for your feedback.

    Bye

    Steve McKnight

    **********
    Remember that success comes from doing things differently.

    AND

    If it’s meant to be, then it’s up to me!
    **********

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
    Keymaster
    @stevemcknight
    Join Date: 2001
    Post Count: 1,763

    Hi,

    I regard John’s material on general investing to be very good. However I’d be spending $30 on his book before attending his $3,000 seminar.

    Flea- I’m going to think about your proposal for a few days and then get back to you. I can certainly see the need for the facility… I just want to make sure I protect the integrity of the forum and the people that use it.

    Bye

    Steve McKnight

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
    Keymaster
    @stevemcknight
    Join Date: 2001
    Post Count: 1,763

    Hi,

    Just a word to clear up the confusion re: the video.

    When we did the Wrap Library we did it in two releases.

    Version one came with Video and audio (CD and Tape)
    Version two came with audio (CD) only

    We made the change for two reasons:

    Reason #1: The cost of packaging with videos was very high and the caddies that we used were difficult to store easily.

    Reason #2: People seem to want the audio more than the video.

    Sadly all of the first versions have sold out making them somewhat of a collector’s set. Never thought I’d say that about something I created.

    Regards,

    Steve McKnight

    P.S. As for the numbers… I agree with Darren. Don’t get too hung up about the 11 sec. solution. This is just a filtering tool and not a law unto itself. I’d be asking how you can get a better return from deals close to the line. And that’s what the Master’s seminar is all about.

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
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    @stevemcknight
    Join Date: 2001
    Post Count: 1,763

    Hi Wendy,

    Thanks for your post and welcome to the Property Investing.com community.

    First let me say that you are very welcome here and I’d really love you to be a regular on the forum.

    But I must let you know that the majority of forum posts are from Australians and the creative market here is less advanced than in the States.

    Given this, you probably won’t get a lot of people wanting to hook up in LA… it’s along flight! Still, if anyone is ever travelling and wants to look at global opportunities… having a chat will allow creative opportunities in different countries to be discussed… for example, I still can’t get over the assumable mortgage concept in Alberta Canada!

    Warm regards,

    Steve McKnight

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
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    @stevemcknight
    Join Date: 2001
    Post Count: 1,763

    Hi Wendy,

    Thanks for your post… although it seems to bit hard to read.

    But let’s break it down into components…

    quote:


    Basically an investor would L/O a prop from selling party, request a delayed down, (if any)with a SPM in 5-10 years or small payments plus a balloon at the end, and then L/O the house to another party and then turn around and sell the mortgage payments at a discount to generate the down payment plus pocket cash.


    Step One

    In your model above you would act as a lease option client. That is, instead of being the investor at this point you’d be the client. You need to find someone who offers a lease option system within the parameters that you’d make money. This may or may not be easy depending on the market in your area.

    I understand that things in the US will be more advanced than here in Australia, so you’ll need to decide how viable this would be.

    Step Two

    Once you’ve found an investor who’ll provide you with the lease option service then you need to negotiate the terms. Getting a low-down deal and asking for small payments (SPM = single payment mortgage but I’m not sure how these work) protects your cash / equity input which will allow you to do multiple deals or get started without a lot of money to begin with.

    Step Three

    The next step is to onsell your lease option to another party on more profitable terms to what you have negotiated. By doing this you create your profit margin for acting as a broker in the deal. This is very similar to a wrap situation in that you effectively leverage from your reputation. That is, you will have to make the repayment even if your client does not… so by underwriting their risk you make a profit.

    So far so good, although it is a little complicated and you’ll need to find a market of people who will buy at inflated terms rather than deal with the original investor to begin with.

    Step Four

    OK, here’s where it gets a bit tricky. Once you’ve got the deal to this point you look to sell the mortgage payments at a discount. Well, my first question is that in a lease option here in Australia there is no mortgage… just a residential lease with an option to buy. Perhaps things are different in the US?

    But let’s assume that with the lease option model you’re talking about there is a mortgage. In fact ther would need to be two mortgages… one for you (in the original lease option) and one for the person you onsell to.

    In step four you look to sell your interest in the deal for a profit. This is essentially being cashed out and given that the notes market in the US is well developed I’m sure there are people out there whop would buy such a thing.

    The discount relates to the difference between the price you receive now and the present value of the future interest payments in the mortgage.

    Other Questions…

    Is this right and can you do it? I don’t know as I don’t know the market. But if I can understand it then I’m sure that it can be done (subject to legal restrictions).

    I don’t want to discourage you from trying, but to me it sounds a little complicated so unless I could source and buy a pre-existing system for this, then I’d be reluctant to pioneer it.

    Still, you must have heard of the concept from somewhere so it would be sensible to follow through and see where you end up.

    If you can I’d like you to outline two things for me…

    1. How a single payment mortgage works; and
    2. Why you need a mortgage (other than what the investor would need to acquire the property to begin with) in the lease option model you mention here.

    Finding out these two bits of information will be critical to analysing the proposal further.

    Please make a reply post with this information so we can discuss it further.

    Thanks

    Steve McKnight

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
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    @stevemcknight
    Join Date: 2001
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    Hi Matt,

    I’ll have a go at answering your questions…

    q1-funding

    When you run out of your equity you need to fund future deposits / deals out of:

    A. Your own money. That is you save a portion of your income to reinvest in deals.

    B. Your +ve cashflow. Same as (A) above except it’s not your income that you save rather a portion of your profits that you reinvest

    C. Using OPM – namely money or joint venture partners or alternatively look to do some creative financing wher ethe lender takes back a second mortgage to preserve your equity.

    q2 – structuring

    This is a complicated issue and not something that can be outlined once and for all as the correct structure depends largely on your circumstance.

    In truth you can use an individual, p’ship, company, trust, super fund or combinations of these to invest with.

    I suggest that you do a search on the forum using the word “structuring” and read more on this topic as I have answered several posts previously and written a lot of information on this topic.

    Bottom line is that you need to weigh up what is at risk (asset protection and tax minimisation) and weigh it up with the cost (accounting and compliance) associated with setting up and maintaining a structure.

    The great news is that I will shortly release a product that outlines a lot more information in this area soon. It comes with a 50 page workbook and an comprehensive audio CD too.

    Stay tuned for more info…

    Bye

    Steve McKnight

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
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    Hi Davlyn,

    Welcome to the Property Investing.com community and thank-you for your post.

    In respect to your questions…

    Q1 – Banks and wrapping

    You’d have to ask the bank yourself, although I suspect that since I started my wrap empire the dynamics have changed. One of the big banks lent me $0.5m and then changed their policy once I’d maxed out.

    Nevertheless there are lenders out there who will source and write vendor finance loans on a full disclosure basis. You just have to find them.

    The loan market is such that all tastes are catered for. Just because a big bank does / does not offer a certain type of facility isn’t sufficient to make a judgement on its legitimacy since banks are very anal when it comes to actually ever taking a risk.

    Q2- Case study

    Wow that’s quite a lot of info in one small paragraph. I’m happy to provide my opinion, but before I do I’d like to see you try to work out what you would think might happen and what you can do to steer the outcome in the direction that you want.

    Just make a reply to this post and I’ll get back to you soon.

    Regards,

    Steve McKnight

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
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    Hi,

    We started off by using a combination of Home Loan Analyser (to calculate the correct interest) and Excel (as the software which we inputted all the details to send out statements).

    This worked well although we later found out that the Home Loan Analyser people wanted us to buy a commercial license, so we told them to go away (!) and we started to use WAMM (from http://www.darlop.com – not much info there as the guys who developed the software aren’t too good on the marketing but do write good software!)

    It’s expensive, but if you have multiple wraps then it’s the way to go.

    You can still go down the HLA road for your first few deals – and it’s probably best given that the software is only about $80 from Officeworks.

    But once you get a handle on how it all works and you have a few deals underyour belt then it might be wise to upgrade to WAMM.

    Other software that I’ve seen around is from the John Burley camp. It’s called Track It! I have not seen it, but have heard that originally it was riddled with bugs which later editions seem to have ironed out. Not sure about cost etc.

    What are you using AD?

    Bye

    Steve McKnight

    Edited by – [email protected] on 25/10/2002 2:12:03 PM

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
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    Hi,

    I’m not sure about the tenants in common issue and being deemed to have an equal interest. This seems a little bit odd to me as just recently I inspected a property here in Victoria where the title showed three tenants in common with a 60:20:20 split.

    This seems to be confirmed by a NSW specific web site I found when doing a search which says:

    quote:


    as “tenants in common”. This doesn’t mean that you are tenants, it means that you each own a certain percentage of the property (usually 50%) and you can deal with your percentage however you want to.


    Still – it would be wise to get some legal advice on this before making a final conclusion.

    Now as to superannuation funds. It is true that Superannuation Funds cannot borrow, which generally makes them an unattractive vehicle in which to buy direct property since the cash on cash returns are so low.

    However listed property trusts (and indeed options in listed property trusts) are an acceptable investment option for super funds that allow exposure to property with some degree of leverage.

    Bye

    Steve McKnight

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
    Keymaster
    @stevemcknight
    Join Date: 2001
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    Hi Jerry,

    Thanks for joining the community and welcome aboard.

    I’d be pleased to explain wrapping to you, but first check out this link below and then post the questions you have as a reply to this post and I’ll get back to you.

    Link:
    https://www.propertyinvesting.com/files/content.asp?cid=wrapintro

    Bye

    Steve McKnight

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
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    @stevemcknight
    Join Date: 2001
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    Andrew,

    What… it actually works?

    Shhhh – keep it quiet or else everybody will want it too

    Seriously – well done on the follow through. It irks me the number of people who try once and then conclude that it’s too hard.

    You have shown the dedication needed to get results, now it’s a matter of leveraging off that knowledge and experience to get through your next few deals too.

    Regards

    Steve McKnight

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
    Keymaster
    @stevemcknight
    Join Date: 2001
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    Hi Sooshie,

    I have finished the editing and the master CDs are being duplicated as I type.

    It is still about two weeks away by the time that we mail it out.

    Sorry for the delay, but these things take time…

    Regards,

    Steve McKnight

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
    Keymaster
    @stevemcknight
    Join Date: 2001
    Post Count: 1,763

    Hi Gavin,

    I have recently prepared a 90 day action plan for the website that will see the introduction of a range of PropertyInvesting.com products.

    Included in this I plan to redevelop the original ‘Property Secrets Revealed’ product to be a generic introduction to the world of Property Investing… that is a beginner’s tool to profitable property investing.

    This will need some minor redevelopment of the original product and a review of the pricing point… I think that when it comes time to launch it the product will be around $195 – $245.

    I plan to sell the tape set you talk about where I interview six property masters separately for about $100.

    Regards,

    Steve McKnight

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

    Profile photo of Steve McKnightSteve McKnight
    Keymaster
    @stevemcknight
    Join Date: 2001
    Post Count: 1,763

    Hi Sean,

    Thanks for your post and welcome to the Property Investing.Com community.

    Let’s see abouyt answering those questions…

    quote:


    1 could you send me a formula for princ&interest loans?


    The formula is actually that of an annuity calculation, which makes it quite complicated. If you really want I can look up the formula, but these days there are that many online loan calculators as well as financial calculators that you don’t need to know it.

    Nevertheless, if you want a statistics lesson, then try:

    http://www.duke.edu/~charvey/Classes/ba350_1997/preassignment/preassign.htm

    quote:


    2 when purchasing a pos geared property do you use interest only loans?


    I use both interest only loans (primarily on my commercial properties) and P & I loans. My decision on which loan to use depends on a number of factors including the investment strategy, prevailing interest rates and the risk assessment of the property.

    There is a body of thought out there suggests interest only is the way to go since you maximise your cashflow. However, I am of the belief that repaying debt is a good thing since it reduces investment risk and also increases cahflow by reducing the interest cost.

    quote:


    3 does the 11sec rule apply to duplexs/blocks of flats/multiple dwelling blocks?


    I think it should. But remember that this is only a filtering tool. There are times when properties outside the formula will still work, and certainly times when deals inside the forumla will not.

    Do you think it should apply? Why or why not? I’d be interested in discussing this more if you like.

    Thanks again for your post and I hope to see more contributions from you in the future.

    Regards

    Steve McKnight

    Steve McKnight | PropertyInvesting.com Pty Ltd | CEO
    https://www.propertyinvesting.com

    Success comes from doing things differently

Viewing 20 posts - 1,561 through 1,580 (of 1,699 total)