Forum Replies Created
Hi Calvin
Thank goodness for biodiversity.
For some people, the thrill is the journey, for others – the destination, and for the most fortunate ones who enjoy either and both, good luck to you. For some, the journey and the challenge are just hard work and slog with a degree of difficulty and all unfortunately necessary to achieve their goal or reach their destination. However for you Calvin, it sounds like the journey and the challenge are the main enjoyment, so perhaps you need to keep feeding yourself with journeys and challenges. That is all the runes show today grasshopper. [karate][buz2]
My bill will be in the same mail as Jo’s, but pay me first will you ?
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Hi Leigh
Usually the aim is to build your portfolio.
Hold onto what you’ve got and make it work for you to accumulate more.
Renting is a loss.
Is 5 cats really a good idea ?
Move to Sydney ?
Why not another property in Newcastle ?
good luck
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Hi Kicks
Always good to doorknock, a polite enquiry should receive a polite reply, no harm done.
A tenant would be ill-advised to be rude to a prospective investment buyer. If a tenant was rude to me I would say “Nice tenants are hard to find, would you like to stay on if I bought the place as an investment ? “
The agency agreement might have expired, or the REA may not be the flavour of the month. Doesn’t matter if they’re the owner or tenant, you definately want to speak to both.
The sign is there to attract an enquiry, so why should anyone complain.?
Tenants hope for an investment buyer, owners hope for a buyer of any kind. Fortune favours the brave. [brave][
]
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Advertisers want your enquiry. They will usually quote the lowest figure in order to generate a phone call or email. Usually only rent is advertised. Ask for a complete list of all the outgoings, when they’re due, and who pays them.
Query who pays maintenance on what, water costs, waste charges, insurances, copy of intended lease for you to add your intended changes (which is negotiable.) good luck
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Hi Elika7264
I “think” there’s a lot of uncertainty around at the moment, what with the looming election, RBA rates, 2.25% anti-investor Govt initiatives, and changing auction clearance rates . . . .
but I’m not sure. [confused2]
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Perhaps I should lighten up my business approach a bit, and call my next project –
the ” Butler Project “,
make it a short expensive and lavish exercise somewhere exotic like Tasmania, only 12 months long, a quality reno, minimal paperwork, and retire with a big tax-free personal payout, and exciting book options. Seems to work for some.
cheers [biggrin] [wink4]
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Hi Redweb944
Perhaps before you criticise Australia and “anything Australian” as you say, you might have the courtesy to write into your Member Profile exactly where you live. It appears from your post that you don’t have the wonderful good fortune to have permission to live permanently in this fantastic country that I for one, hold very near and dear. Hope you find happiness somewhere else.
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Originally posted by MarkyMark:Hi TheCrest
Do you think there is the potential for the PM to just put any old tenant in the property using this strategy?In your experience as a PM, what steps can an investor take to sway the PM into working to get the best tenant that they come across into your property?
Thanks,
MarkyMarkVery good questions MarkyMark.
1. It is a given with me that the tenant is a quality one. There is incentive for PMs to put borderline or unstable tenants into a property, remembering that tenant turnover pays more fees to the PM than just rent. Also, if the PM is paid for Tribunal hearings, poor tenants will get the PM there, like every Thursday, at the PO’s expense.
2. Reward the PM for stability and regular rent.
This requires restructuring the Managing Agency Agreement by mutual consent. Include PM fee of one week’s rent for annual(not earlier) lease renewal of same tenant, reduce or remove fee for re-let/condition report/periodic inspection/ads etc. Change lease to require 4 weeks notice from tenant. This has several positive effects. It gives the PM more time to locate a good replacement tenant, and reduce vacancy between tenants. It discourages impulsive actions by the tenant. It provides prospective tenants with a week to see the ad for your property, and still be able to give the usual 3 weeks notice, and move into your property without paying extra rent.
Insist on tenants who are employed, have good reasons for moving to your property’s area, have shown stability in previous tenancy, have good rent record near same rent level, have good history with property inspections and condition reports, have previous rent record with Real Estate Agent, not private. I could go on & on, but they’re the basics.
hope it helps
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
I picked mine because I’m still in an early growth phase, and because I named my last real estate project “bigtree” because it was destined to grow and would provide an anchor, shelter and deep roots for my family, and bear fruit for them. This is dredging personal thoughts from the “very deep” section.
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Hi Wayne 12
Just received $9K quote for evap for flat roof 2 storey double brick building comprising equivalent of 2 X 3 brm residences.
Refrig option would give me high energy bills forever after. Evap will be less energy bills long term.
Evap installation – Square insulated ducting goes across cliplock roofing entering each room from above, unfortunately no crawl space in the flat roof for the ducting so it must be external.
If it was an IP, I would go for refrig because cheaper installation and I wouldn’t be paying the energy bills later.
FYI – Refrig Daikin 1 hp full brick wall $2 K.
Refrig Daikin 1.5 hp full brick wall $2.4K.My attitude on this expenditure is obviously different for home vs IP.
For home or work, spend more, get the best, enjoy the benefits every day thereafter.cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Hi Ko_starr
Check all the agents who rent properties, see who’s most actively advertising. Request a few REAs fax/email their vacancy sheet to you each week. Buying tenanted property often comes with an unsettled tenant who has already seriously planned vacating just in case the buyer wants to move in. Don’t worry about which way they’ll jump because you rarely guess it right, just be prepared with knowledge of local agents and good PMs, and let them do it for you.
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Hi Wayne 12
My 2 cents worth is : make sure the tenant is warm, cool, clean, big HWS, great sink & stove, generous shower head, everything works properly, and your PM moves like a scalded cat when repairs or maintenance is required.
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Hi Wayne
It’s important to make the IP comfy for the tenant, it’s worth a few extra dollars rent pw to the tenant, reduces vacancy & tenant turnover, is deductible, humane, etc.
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Hi Redwing
I’d have to agree with Myydral. My broadband with IE & XP Home Edition is online all the time, so I’m a constant target, so I know what keeps the nasties out, and doesn’t conflict with other programs.(Thought I did anyway).Malware intrusion is getting worse by the day. For product tests, good one to see is PCWorld Mag August 04 edition.
I’ve had a combo of Norton Antivirus 2003, ZoneAlarm Pro, and Spybot running without a single problem for 9 months, but, yesterday, I ran 2 new anti spyware programs and they picked up plenty of malware, backdoor doorstops holding open ports for god know who, keyloggers getting info on my passwords and bank accounts . . . . here’s me sitting here all smug thinking all’s well because these programs are showing nil on daily scans. The new ones are
Webroot Spysweeper
Adware Away.
Both have trials but I bought them immediately after the first sweeps uncovered so much “scumware”. Now I run the lot every morning and do the daily updates of the definitions and programs.
Hope it all works for you.
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Hi Markymark
It works. I was a PM. PM’s can influence outcomes. In a reasonably busy REA, the range of tenancy applicants in any given week is from wonderful tenants to tenants from hell. The PM can steer the good ones your way, sooner rather than later, and most PMs and licencees would be swayed by such an incentive. If there are no enquiries from good tenants in 10 days, then you are with the wrong agency anyway.
good luck.
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Hi Regrow
Thanks for the info, and thanks to the rest of you who provided input. It’ll help me a lot.
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Hi MasterREL
My recent experience buying a commercial property showed interest rates to be about 1% higher than res rates, LVR max 60%, term max 10 years.
However, if a res property is used as security for the purchase of a commercial property, res interest rates apply. Next time, I’ll buy the res property first. [arrowhead]
live’n’learn
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Here’s a double offer which should get a PM’s attention and funnel the next good tenant your way (provided they have any enquiries that is)
1. Offer the PM / REA $100 bonus to sign up a good tenant at your rent figure in the next 10 days and
2. after 10 days, it goes to another REA.good luck
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Hi Wayne
I’m awaiting quotes re a/c vs evap system on a 2 storey residence. Been uphill all the way with so many conflicting opinions and no shows. An a/c consulting engineer crossed my path just when I needed him, and is clearing things up for me (the cosmos delivers once again with hair-raising accuracy and timing, thank you).
I’m trying to avoid high ongoing energy bills.
I’ll post the details here when I get them.
One evap user told me that when outside heat is too high, she turns off the evap unit, drains the now hot water, refills with cold fresh water, restarts, and it cools more.
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
Hi Mark76g
I recently bought a commercial property financed by St George Bank – at 16% discount to the valuation. St George said well done, half your luck mate, and allowed for this 16% amount to be additional equity (deposit) for me in their LVR calculation, and why not !
It should be the same scenario when the property appreciates and you want to utilise that CG as a deposit on the next IP. If you can buy at a discount, you’re a better risk than anyone paying full price.
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
http://www.statewidemotelbrokers.com.au
Email Me | Phone Meselling motels in NSW
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