Forums / Property Investing / Help Needed! / Answers to “Where to Find CF+ Deals”

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  • Profile photo of Adam SweenyAdam Sweeny
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    @asweeny
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    The original definitely works however the post seems to focus on cheap regional properties… personally I don’t have the time to spend researching a regional area thoroughly as described.

    I did just skim through the comments, but the only other strategy I saw mentioned was renovating to possibly manufacture positive cash flow.

    Has anyone mentioned yet a less attractive but more realistic option? You purchase a negative cash flow property in a high growth area e.g. a good suburb in melbourne/sydney, then suck up the monthly shortfall for a few years until a combination of rent increase and mortgage repayments turns it cashflow positive.

    Cheers
    Adam

    Profile photo of BennyBenny
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    Hi Adam,

    Has anyone mentioned yet a less attractive but more realistic option? You purchase a negative cash flow property in a high growth area

    We certainly have heard of it – look for articles or threads on “Negative Gearing”. It is a workable strategy for some, especially when combined with other +ve geared investments in parallel. It is also possible to have a negative geared yet cashflow positive IP, which might be what you are referring to.

    Many though, when starting out, are on lower wages, so a cashflow positive investment is necessary – hence the focus on these forms of investing.

    Benny

    Profile photo of Daniel_95Daniel_95
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    http://australianpropertyforum.com/topic/10077322/1/

    Dark Knight, i found the post here. Since reading that i’m fairly concerned, my parents are actually doing a MAP session next week.

    • This reply was modified 3 years ago by Profile photo of Daniel_95 Daniel_95.
    Profile photo of Tony FlemingTony Fleming
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    @the-dark-knight
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    I wouldn’t be worried Daniel I’ve seen the same post on heaps of different sites. Obviously a disgruntled person but if they are willing to go to so much effort to spread it around I’d say it would probably be more false information trying to hurt his reputation in every industry ive worked in everyone loves to complain. I know a few people that have used their services. Mixed reations mostly positive though. You can’t not be impressed by what he has achieved and obviously has an idea of what he is doing. Hope it goes well for them :)

    Tony Fleming | Triumphant Property Group
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    NSW Buyer's Agent specialising in Western Sydney-Blue Mountains-Orange-Albury

    Profile photo of Fudge111Broz00Fudge111Broz00
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    @fudge111broz00
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    Wow, lot’s of good information in this thread. I am looking forward to getting back into the property investing game after a decade of putting it off. I cannot put off my passion any longer and I am excited at the adventure that lies ahead!

    Profile photo of BenBen
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    @ben-stanton0
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    I bought a property through US Invest and it was the biggest mistake of portfolio working with them. PM me for story before you even think about it.

    Profile photo of IP Lead GenIP Lead Gen
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    @ipleadgen
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    We bought our first house in Southport (gold coast) for $350k (3bed x 1bath, 600sqm block) 1 year ago and have just rented it out for $470 per week. C$+
    there are a couple for sale in our area (gone up around $30k) for the same price… Does anyone rate this area and would it be a good investment for me to buy my second property in the same suburb or is too risky being not diversified/all chips in one basket..?

    be honest!

    IP Lead Gen | EMBR Group - Lead Generation
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    Investment Property Lead Generation, SEO, adwords and email marketing

    Profile photo of James MRDJames MRD
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    Did anyone read John McGath’s article in the Courier Mail this week about SE QLD…? What is everyone’s thoughts? Is SE QLD the spotlight for the next 3 years or not..?

    Personally I feel like its a far more long term strategy than he makes it out to be. Its hard to see the GC ever boom like a capital city. Especially when the local government is knocking back those casino and cruise ship proposals.

    http://m.couriermail.com.au/realestate/news/john-mcgrath-identifies-the-property-golden-triangle-to-buy-now-for-capital-growth/story-fnihpu6h-1227377900326

    James MRD | MRD Partners
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    MRD provide ethical property investment expertise that drive long-term wealth creation

    Profile photo of Corey BattCorey Batt
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    Like you’ve mentioned, I see it as more of a long term proposition. Yields aren’t amazing there in the meantime, so it is a bit speculative and reliant on some major parties (the council, business investment etc) to get it where it needs to be.

    Back on the CF+ topic at hand, still seeing a few 8.5%+ yielders being purchased, which in this interest rate environment is very attractive.

    Corey Batt | Precision Funding
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of ChrisA1ChrisA1
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    Hi Corey

    They’re great yields. Are these in Adelaide or from your clients in SE QLd??

    Cheers,

    ChrisA1

    Persistence is 'to keep on keeping on, no matter how hard the going may be'

    Profile photo of Corey BattCorey Batt
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    Northern Adelaide suburbs for the most part, you can pick up the odd one down south for a reasonable yield.

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
    Email Me | Phone Me

    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of SiteManagerSiteManager
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    Did anyone read John McGath’s article in the Courier Mail this week about SE QLD…? What is everyone’s thoughts? Is SE QLD the spotlight for the next 3 years or not..?
    Personally I feel like its a far more long term strategy than he makes it out to be. Its hard to see the GC ever boom like a capital city. Especially when the local government is knocking back those casino and cruise ship proposals.
    http://m.couriermail.com.au/realestate/news/john-mcgrath-identifies-the-property-golden-triangle-to-buy-now-for-capital-growth/story-fnihpu6h-1227377900326

    It seems that we’ve been warned here: http://www.smartpropertyinvestment.com.au/news/14582-investors-warned-about-property-hotspot
    That SEQld is not a profitable location for the next few years.

    SiteManager

    Investing for a better future

    Profile photo of sonipatsonipat
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    Profile photo of OriginalsinnerOriginalsinner
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    Canungra looks like it has a severe shortage of houses for sale at the moment, particularly at the bottom end of the market. At time of writing, they have 30 houses for sale, and 7 of those are under contract. Only one of those still not under contract has a price under $400,000. Supply and demand… Looks like a solid area with rental demand.

    Profile photo of BenBen
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    @ben-stanton0
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    Have you got property there originalsinner? where you getting your demand figures from?

    Had a look here http://www.yourinvestmentpropertymag.com.au/top-suburbs/qld-4275-canungra.aspx and saw that the annual sales is 27, and it hasn’t gotten higher than 27 in the last 3 years. This time last year demand was 17.

    If there are 30 properties for sale, albeit some still under contract then there’s an entire years worth of supply, even if the sales are ‘trending’ upwards.

    average days on market almost 3 months, 12 month growth -13%.

    Although far from being a fan of stats, and knowing past performance isn’t always an indication of future performance, just thought I would ask where the ‘severe’ shortage came from? can you elaborate? vendor discounting etc? same same for rental demand – do you have figures for rental vacancies – the couple I had a look at for sale on rpdata had returns around 5% – very low for those chasing a CF+ property.

    I’m interested because I have a lemon property a couple of suburbs over and the market is in decline there, and rents even when geared still are losses.

    Can you expand on canungra? interested to hear.

    Profile photo of OriginalsinnerOriginalsinner
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    You make some valid points there. I should have restricted my statement about there being a severe shortage to clarify that I mostly meant the low end of the market. I was mainly talking about your standard house on a small block of land, not acreage, and not luxury. Even including those though, there seems to be less for sale than usual, and sales currently appear to be rising according to the link you posted. Just my thoughts.

    Regarding the area, it seems to me to strike a good balance between (barely) positive cash flow and potential for capital gain. It has proximity to the Gold Coast, there has been talk of future development a few minutes down the road at Aquis Farm (previously Patinack Farm; search for Tony Fung if you’re interested), and the fundamentals of the suburb seem solid. Regarding rental demand, they say it’s pretty good here: http://www.realestate.com.au/invest/house-in-canungra,+qld+4275 Alternatively, try ringing some agents there and see what they say. In any case, these are just my thoughts, I’m not suggesting other people should rely on what I think.

    What is the lemon suburb you mentioned, if you don’t mind me asking?

    Profile photo of AdrianWAdrianW
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    Informative thread you got in here. Thanks for this!

    Adam, you can visit http://www.capitalwealthproperty.com.au/ for more information on property investing.

    Cheers!

    Profile photo of OriginalsinnerOriginalsinner
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    @originalsinner
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    Just as an update to my previous post, a few properties recently came on to the market in Canungra for under $400,000. They were sold fairly quickly. Only 18 houses there for sale and not under contract at time of writing, according to http://www.realestate.com.au/buy/property-house-in-canungra%2c+qld+4275/list-1?includeSurrounding=false&misc=ex-under-contract&activeSort=price-asc&source=location-search

    Cheers!

    Originalsinner.

    Profile photo of andrew_randrew_r
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    @andrewrr
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    I have a dear friend living in Canungra who was looking for a buy-to-let property there. Of course, he was not aiming for the top spots, still, I remember him having to look nearly for a year until he found a suitable place. Supply and demand as someone said, but patience is involved also.

    • This reply was modified 1 year ago by Profile photo of andrew_r andrew_r.
    Profile photo of OriginalsinnerOriginalsinner
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    Well, apart from a few places that are still under contract, the only house in Canungra currently advertised under $400,000 seems to be a house and package, not a pre-existing house (It states “From $395,000”. That’s if there’s any left at that price, I suppose. http://www.realestate.com.au/property-house-qld-canungra-123670534). Apart from that, according to http://www.realestate.com.au, there are 17 houses for sale currently not under contract at time of posting, and the cheapest has an asking price of $499,000. Most of these seem to be either on acreages, or at least large blocks. The low end housing seems to be pretty scarce on the ground now.

    I think the boat may have been well and truly missed.

    http://www.realestate.com.au/buy/property-house-in-canungra%2c+qld+4275/list-1?activeSort=price-asc&misc=ex-under-contract&includeSurrounding=false

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