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392 | “Don’t land the plane during a storm”: Should you change investment plans?! – Q&A

By in Podcast, Q&A

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We repeat! Do NOT land the plane during a storm!! 

What do we mean by this…?  

Well, in our minds, changing your investment plan due to changing circumstances is kinda like planning a flight and lifting off the runway…

And then hitting stormy weather.

Should you try and land the plan in the middle of the storm?!? 

You’ll have to tune in to the episode to find out what we think!! Since it’s a Q&A of course we’re flying this plane over looooads more ground like… 

Advice for a 16-year-old property investor?! (It’s fantastic to hear folks are having money conversations around the dinner table!)   

Residential vs commercial capital gains tax: where do they differ and how can you make more gains without being taxed like crazy!  

Putting property in a trust…or your name?! And what do Ben and Bryce do with their property portfolio?  

Plus Ben and Bryce share their top 5 favourite books (well Bryce sneaks in a 6th one 😉) and why they reckon you should give it a go too!!  

Read Ben and Bryce’s book list and the full list of questions below! 👇 

So if you’re ready, strap in cos we’ve got something for everyone in this episode!!  

 

Questions we Answer

Bee on Buying in a Trust or Your Own Name 

Hi Guys, it’s Bee here. We have family trust set up and (weaved?)a few of our investment property in them. We’ve recently gone to a buyers agent and they have mentioned that if it was them, they would forget about the family trust and bond in their own names to take advantage of the land tax threshold. Just wondering could please explain this further. 

 

Anthony on What advice would you give your daughter? 

Good day boys, Anthony from Adelaide here. 

Well done on the show, you’re doing a cracking job it’s really impressive. I’ve been a longtime listener first time caller. I went back and listened to episodes 1 to 20 as you suggest it’s pretty well captures all the errors of my property investing. Wrong areas, Spruikers, oh dear anyway I guess investing is nonlinear I’m pretty sure next time I’ll invest with you blokes. 

My question is, we are family who loves property investing, we talk about it all the time, we have our principal place of residence, we own that out right, we have three investment properties working on our 4th and my daughter would like to get into property, she’s 16 1/2, she’s at school, she got a part time job, she saved up about 12 grand so far, so in about a year she’ll have 20 grand. 

My question is, what would you suggest she buys? And what kind of structure would work? So i guess really, if it was your daughter what advice would you give her? 

Thanks boys 

 

Mark Seaton on CGT on Commercial same as CGT on residential
 

Hi Guys! Mark is my name and I live in the Southwest Town Country (WA?) 

I’ve been listening to your podcast for a couple of years. I haven’t got a everything in place although I do have a PPR and 2 rental properties. One rental property is a fixer upper at the moment which I bought at the start of COVID.

My wife and I have a business and we’ve just purchased a commercial property. I am not sure if this is in your wheelhouse or not but listening to your podcast for the last year, you’ve had people talk about tax and capital gains on residential properties.  Is Capital Gains when you fit out a commercial property, the same?

Do you have to keep all of these records and when you sell you property is the fit out cost come off or is that totally separate due to the fact that it’s a business as opposed to a building?

Just like your thoughts on that if it’s even in your wheelhouse. Anyways, thanks guys! 

 

Patrick on Circumstances when you would change your plan 

Hi Bryce and Ben. 

It’s Patrick here from the Sunshine Coast. I’ve a question around sticking to your plan vs. changing your plan. 

Essentially I would like to know what are some special events that might cause you  to change your investment plan or are you always better off sticking to the plan for the long term? 

For example, there might be a wide range of things like the property doesn’t grow as much as you would have thought or the yield is lower or there’s damage to the property or the holding cost increased significantly? 

I would just love to hear you guys have some discussions around navigating that choice to either stick to your plan or change your plan when things don’t work out the way you would like. Thanks! 

 

Sophie on Updated Books we Recommend 

Hi Ben & Bryce, Sophie here, loyal listener.

I listened to your podcast previously when you mentioned about books that you recommend.We’ve got some holidays coming up and I was hoping that you could give me a bit of arefresher as to what some of the books are that you recommend.Either property wise or maybe some other (shilady shibumshee?) you’ve been reading recently.Thanks very much love the Podcast. Bye bye.

 

Bryce and Ben’s UPDATED Top 5-ish Book Lists:

Bryce’s List:  

Ben’s List:  

 

Free Stuff Mentioned… 

 

Here’s some of the gold we cover… 

  • 0:38 – An Election & a Footy Match: Two big results in one weekend?! (Ben’s very happy with one of them 😉)  
  • 1:28 – If you’re a new listener or a seasoned listener, listen to this! 
  • 5:44 – Warren Buffett’s wealth was actually built from… 
  • 11:05 – Some advice for those thinking of investing now  
  • 13:30 – A shoutout to the ladies (We want to hear from YOU!)  
  • 14:12 – Q1 – Buying in a Trust or Your Own Name (The Pros!)  
  • 18:42 – The Cons! 
  • 20:00 – Let’s Clarify; we do not have Property in our… 
  • 24:47 – Q2 – What advice would you give your daughter? 
  • 26:50 – A couple of options… 
  • 29:35 – The types + structures we recommend!  
  • 34:15 – Q3 – CGT on Commercial same as CGT on residential?  
  • 37:42 – Breaking it down with an equivalent scenario  
  • 39:48 – CGT on Commercial: What’s different?  
  • 43:58 – Q4 – Circumstances when you would change your plan 
  • 45:00 – When you SHOULDN’T change plans (Doing these will halt your wealth…)  
  • 46:58 – Plans should include S___ testing!  
  • 47:42 – Should you land the plane during the strorm?!  
  • 48:57 – Your first strategy should be… 
  • 50:20 – We don’t usually do this but folks if you need help, check us out! 
  • 54:50 – Q5 – Books we’d recommend!  
  • 55:40 – Bryce’s top 5 booklist (*he may sneak an extra one in later 😉)  
  • 1:00:38 – Ben’s favourite 5 books (+ one lecture series)  

And… 

 

383 | How to create the optimal mindset for investing – Q&A

By in Podcast, Q&A

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Let’s face it…  

Money is an emotional asset folks. Especially when you realise, you’ll never have “perfect” knowledge before investing… 

But we think that shouldn’t stop people from investing!  

In fact, we think it’s something that everyone should be okay with, especially if you’ve covered your bases! That’s why in today’s episode we’re uncovering:  

  • What these bases are… 
  • How to control your emotions around money… 
  • Why people fall into an analysis paralysis… 
  • And ultimately how you can create the optimal mindset for investing!  

But that’s not all – of course – it’s Q&A DAY!! (Woohooo!)   

We’re talking all things Buyers Agents: When and why you should stick with your current agent, the difference between specialist and regular Buyers Agents… 

PLUS, we’re unpacking the upcoming generational wealth transfer that will flow from Baby Boomers… 

And explaining key factors you should understand, or have in place, BEFORE deciding to upgrade houses.     

These questions provide some great case studies, with one proving why buying properties from other family members may not actually be the best solution for everyone!   

Questions are listed further below 👇. Enjoy!  

 

Free Stuff Mentioned 

 

Here’s the questions we answer… 

Jay Sanderson on Low Stock for Properties 

“I have only just started my investment property journey and have acquired one passively geared property which I’m about to develop further. 

My current buyers advocate is trying to find additional properties for me to purchase and I have the funds approved but he is telling me that inventory is short at present. 

What would be your advice here, look for properties myself or speak to additional buyers advocates?”  

 

Leino on Buying Off-Market From Mum  

 “Hey guys, I just started listening to your podcast and have listened to the first 70 episodes in just over two weeks. I have also listened to a few of the latest ones and now have the ‘property bug’. 

Our situation – currently we have a PPR in Townsville in a nice area, which has seen some growth and we have a good amount of equity at the time of writing this. 

My wife and I have a good, combined income and a very good yearly surplus from which I want to start purchasing a few other properties. 

I recently spoke to my mother who owns two properties out right in the sunshine coast (specifically Mooloolah Valley) where the median house prices have skyrocketed. Both houses are on very large blocks (one is a hectare the other is 1 1/2 acres). 

My brother is currently renting one of them for fairly cheap and may stay for a few more years. Due to my mum’s financial circumstances, they did mention maybe selling the larger block as their super is dwindling away and they are just over the cap for a pension. 

 My question is: Would it be worth buying the property from them at possibly 200-300k under median value, with an interest only loan and servicing the debt until my brother moves out at which time, we could increase the rent to a larger amount and move towards positive gearing? 

If we buy privately off them well below median, we will start off with a massive amount of equity, and though it does have great owner occupier appeal, it probably doesn’t tick off every investment property feature that everyone talks about. 

I’m currently 40 years old and wish to retire around 60. Ideally, we would like to knock down the house and rebuild our forever home (on the block) down the track if we were to buy it. 

I acknowledge you don’t have all the info required, but if you could provide some tips or things to consider, that would be greatly appreciated. 

Sorry if something similar has been answered before. 

[PS I have booked in to speak with your team, but it isn’t for a little while due to availability]. 

Kind regards, 

Leino”  

 

Andrew on Upgrading or Buying Another House 

“Hi, we are a small family with 2 kids, and we own one property which has paid off all mortgage. 

We just wonder should we sell this property to upgrade to premium house or keep the house and buy another house to live. 

We make 130k after tax, so not sure we should focus on cash flow or captain gain property.” 

 

Winslow Tam on Optimal Mindset  

“Hi Ben, 

Hope you had a great weekend. 

Here is my question… 

Considering that investing can [be] taken quite seriously by some people, what is the optimum state of mind that individuals need to have when performing their best as an investor? 

I’m referring to things such as motivation, mindset, emotional, etc. 

I understand that investing is for the long term – somewhat like a marathon instead of a 100m sprint.  

What are some of the things that investors should do to get their state of mind prepared for investing? 

It would be great to hear your thoughts. Look forward to hearing from you. 

Regards, 

Win.” 

 

Here’s some of the gold we cover… 

  • 2:16 – Make sure you sign up for Ben and (previous podcast guest) Antonia Mercorella’s PICA Webinar on Queensland’s housing market!  
  • 4:25 – Folks, do THIS to have a great relationship  
  • 7:52 – Leave us a question here! (Did we mention you could win a FREE Start & Build course?!) 
  • 9:00 – Question 1: Low Stock for Properties 
  • 9:55 – When and why you should back your Buyers Agents  
  • 11:06 – Where should you buy when there is low property stock? 
  • 13:28 – You CAN ask your Buyers Agent these things… 
  • 18:23 – The difference between regular Buyers Agents and specialist Buyers Agents 
  • 21:33 – Question 2: Buying Off-Market From Mum 
  • 23:42 – Why we think there’s more opportunity for your mum…. 
  • 27:26 – What’s best for Leino and his brother?  
  • 30:33 – Dealing with the generational wealth transfer  
  • 37:26 – Question 3: Upgrading or Buying Another House 
  • 37:53 – The reason you should know your priorities  
  • 40:07 – How to make the invisible visible  
  • 41:45 – Folks, it comes down to ____ cost or _____ cost  
  • 44:35 – We’ve found most people choose… 
  • 47:36 – Why having a finance strategy is important BEFORE you decide!  
  • 49:08 – Question 4: Optimal Mindset 
  • 49:52 – Please accept this fact folks… 
  • 50:55 – How to create the optimal investor mindset  
  • 52:42 – Why people fall into analysis paralysis…  
  • 56:12 – Be a farmer, not a hunter!!  
  • 57:47 – Practices to control your emotions around investing!  

And… 

 

381 | Should I Continue Investing After 40?

By in Podcast, Q&A

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Do you know how to make your invisible finances….visible? Or what we mean by “the big rocks in the jar”?!  

It’s been a while since we’ve done a Q&A Day folks, and boy we’re covering a lot of ground! We’re answering the questions above, and more, including… 

Debunking the “too old to invest” mentality that many people fall into, WHY it doesn’t work… 

AND how it leads to unfortunate statics, like how

73% of all Aussie property investors stop at one property, and 91% stop at 2!

Folks, we need to change this statistic which is why we’re exploring what our question-asker (and you) can do to avoid self-limiting action.  

Bryce also lists some great examples of people who’ve only found success later in life; listen in if you need some inspiration.  

PLUS, how you can use Capital Gains Tax (CGT) to best benefit you!  

Yep. We’ve got 2 listeners interested in CGT in 2 VERY different ways… 

We’re explaining what CGT is, clarifying whether it affects borrowed money and asset appreciation AND if it’s possible to dodge THE 6-year rule!!! (Don’t know what that is? Tune in to find out 😉)  

We’re also hitting a huge pain point of Ben’s, related to why banks treat investors (over owner-occupiers) like second class citizens, and why it doesn’t make a lick of sense to us!  

PLUS we discuss the floods on Australia’s east coast and its impacts on the property market. Our thoughts go out to all the people affected by this disaster ❤️. 

Of course, since it’s a Q&A day there are tons more good stuff crammed in as well.  

All questions are listed below folks – so tune in and enjoy!  

p.s Remember to send us your tax questions BEFORE the season starts through the Speak Pipe widget found on The Property Couch website. (You’ll find it on the bottom right side!)  

p.s.s Did we also mention if we answer your question in the upcoming podcast, you’ll get a free Start & Build course? 😉  

 

Free Stuff Mentioned 

 

The Questions We Answer 

Anonymous on Regional Investing   

“Hi Ben and Bryce,

Love your show and have finally hooked hubby into listening too! Question – We are both 41 years old, have a young family, and work full time. We have a mortgage on our principal place of residence in Sydney and have used our equity to purchase 2 properties in regional NSW over the last 2 years (in the same town of 65000 people).

Given we are early 40s and are keen to continue investing in regional NSW (needs to be somewhere hubby can get to and run repairs as he is handy) are we getting too old to have over two investments? Thanks!”

Riley on Loan Security/Captial Gains Tax on Principle Place of Residence 

“G’day team, 

I’m a rent-vestor that’s looking to purchase a home for myself in the next 6-12 months. I have enough equity in my investment property that I could feasibly loan against in order to generate a deposit. 

My question relates to Capital Gains Tax. I understand that I can loan against equity to purchase another investment, however, am I able to loan against equity to purchase a home? 

Will there be any capital gain associated with using the loaned money to purchase a PPR as opposed to another investment property? 

 I’ve been led to believe this is the case but haven’t been able to substantiate the claim through my own research. Any thoughts?” 

Anonimous on Capital Gains Tax and the 6 Year Rule 

“Can you tell me more about the 6-year rule?  

I understand that if you rent out your primary residence for less than 6 years and move back into it then you don’t have to pay CGT when you sell.  

Let’s say I buy a new house and rent out my current primary residence, can I move back and forth every 5 years between the two properties to avoid CGT when I want to sell one of them? 

Sorry if you covered this in a past episode, I’m getting my way through the 400 or so episodes!”  

 Tomasz on Split Owner Occ loan to fund investment:   

“Hi Guys, 

Love the show, I wish I had found out about it from Day 1 as it would have lead me to follow the knowledge you have shared. Thanks in advance for answering this question. 

I have a $400K Owner Occ loan with $200k available for redraw. I am planning to use approximately $150k of the redraw funds to purchase an investment property. My bank allows me to easily split this $400k loan into $250k/$150k splits. Do I have to change the $150k loan to an “investment loan”? Or can it stay as an Owner Occ loan? 

I am confused as the interest for the $150K loan will be tax deductible but the security for this loan is still the house I live in. Further to this can you share any information relating to why Investment interests rates are higher than Owner Occ rates?”  

 

Here’s some of the gold we cover… 

  • 0:48 – A catch up on Ben and Bryce’s social life since last week… 
  • 3:32 – Rob (Aka. Buggerlugs the boy) and family of Frank, Tracy, Layla & Elke [Kenny] cheers for the great reviews.  
  • 12:17 – How this lesson from the meat-packing industry can apply to…property?! 
  • 15:50 – Anonymous’ Question 
  • 16:06 – How old is too old??  
  • 17:08 – Don’t fall for these negative mentalities (Be more like Julia Child, Stan Lee and these other greats!)  
  • 22:23 – How can you make the “Invisible, visible” and stop limiting your portfolio to 2 properties!  
  • 27:26 – What do we mean by “the big rocks in the jar”??  
  • 28: 35 – Riley’s Question  
  • 29:22 – What is Capital Gains Tax?  
  • 30:22 – Why ______ does NOT affect asset appreciation or capital gains!  
  • 31:10 – Purpose NOT security folks  
  • 32:10 – The rule of thumb for deductibles…  
  • 33:18 – How you can ask us (and returning podcast guest Julia Hartman) your questions BEFORE tax season!  
  • 34:46 – Anonimous’ Question 
  • 35:15 – Why can you only have 1 current primary residence?  
  • 36:54 – Tomasz’s Question  
  • 37:59 – Why do banks treat investors like second class citizens?!  
  • 42:00 – When should you change your loan?  
  • 44:22 – Why Ben was called “That mortgage broker” by a politician…  
  • 46:20 – Bryce’s house reno lifehack!  
  • 48:30 – How will the floods affect Australia’s property market?  
  • 52:15 – Our future predictions for supply and demand in flood-affected areas  
  • 54:00 – Will insurance premiums go up?  

 

299 | Sell Everything And Run? Brand New Update From Leah Calnan, President of REIV

By in Podcast

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If you listened to last week’s episode, you’ll know already that there’s been significant changes happening on the grounds in the real estate industry… particularly here in Victoria with Stage 4 and Stage 3 Restrictions now seriously impacting what we CAN and CAN’T do when it comes to property transactions and inspections across the state…

And since then, we’ve heard from the Commonwealth Bank CEO Matt Comyn on the current health of one of the Big Four and the damage faced to our banking system as they act as “shock absorbers” during the COVID-19 crisis…

.. so the question now is… Is It Time To Sell Everything And Run? And for us living in VIC, Should we flog everything and move to Queensland?!

In today’s eye-opening Q & A, we’re unpacking ALL this, plus – as promised – we have a Brand New Update from Leah Calnan, President of the Real Estate Institute of Victoria (REIV) with further insights into what buyers, sellers, renters, real estate agents & property managers are legally allowed to do in COVID-19 Victoria.

Leah will also be covering what services can still go ahead with up and coming settlements and end of leases… and smart ways to safeguard purchases and sales over the next five weeks.

So. What are we in for?

 

Free Stuff

 

The Questions

Question on Finance from Matt Feeley

If I buy an investment property with equity release and create two loan splits (let’s say 100k equity secured against PPR and 400k home loan). If I sell the PPR in the future to upgrade the family home, what happens to the 100k loan that is secured to the PPR? What are the options? Thanks a lot guys!!

 

Question on Selling Right Now from Cameron Hall

Not really a question, but thought I’d share our experience selling our home recently. Went on market two days after Melbourne went into stage 3, but despite individual inspections and the associated hassle, there was huge interest (25+ groups), and it sold in 5 days, for what we wanted, and a street record     . In a pandemic. No shortage of demand (at least in our area) from what we’ve seen. Hope this helps anyone worried about selling

 

Question from Maximus Decimus Meridias

This is a buy, rent and sell question and although specifically about the Perth market, I think it is valid for all of Australia. The media reported last night that the Perth median sell price has slipped below Adelaide and is 2nd from the bottom with Darwin sitting below Perth. However, the rental vacancy rate is

$200 less than last month and about half of what it was this time last year! I believe I heard you say in a podcast a few weeks ago that potential sellers are holding onto their properties because they know prices are real low. But has distressed selling pushed the median price down? Or are the media looking at stats at a certain point in time which reflects a bad run of  lower cost properties being sold in distress or otherwise? All these stats don’t match up with what I’m hearing about rental vacancy rates in other parts of Australia either.

And finally, we are looking at rentvesting, yet is it better to look at buying in Perth right now, rather than rentvesting or does that depend on the suburb?

 

Question from Hugh Gates

Hi guys, currently building a granny flat on the back of my PPOR at the moment which will be leased. My question is will my serviceability for a future  investment loan be increased if I lease the main residence also? The flip side is that the repayments on the house are lower than the equivalent I would pay in rent ie. Repayments $330 a week, rental $450ish. However the rental income I would generate on the house would be equivalent to that of the rent I would be paying. (Balanced out I guess)

Love the show boys and Stiggy, have listened to the lot and have read one of  your books keen to read the next! Thank you for your time and commitment to bettering others futures be it financial or otherwise!

Edit: sorry NSW based not Vic!

 

Question from Tee Dee

With stimulus being used to prop everything up, is it fair to say that we can expect to see an initial deflation in the market (10-20%), followed by a severe inflationary period as the mass amount of new money finds its way to the bottom of the pyramid when everything opens back up via rents and prices? If we keep our current monetary system the only way to repay this debt is through mass inflation. That tells me to hold my assets,  switch to interest only (despite low interest rates), and pay off my debt using tomorrow’s, devalued dollar. Is this a naive way of thinking? Thanks guys

 

Question from Jamie Attard

I’m hearing a lot of hype of a tree change from our major cities. Is there data out there to back this up and what regional areas are benefiting from this if any?

 

Question from Heath Ian Sullivan

Thoughts on Queensland being bombarded with melbournites trying to  escape from the city?

 

Question from Sonja Mallia

What to do if we have over 200k in offset, and the banks can now use our money if in financial ruins and not pay it back?

 

One Final Word…

If you’re worried about your finances or if you have no clarity on your cash flow position, we strongly recommend you to organise your finances now. It’s more important than ever to have a clear view, down to the exact cent, on how much you’re spending each month and how much surplus you’ve got. If you don’t know it, then log in to your Money SMARTS Platform here and update the numbers.

Don’t have an account yet? Create your free access below and we’ll also send you an e-copy of the instruction manual which is also our best-seller book, Make Money Simple Again. Just fill in the form below and we’ll email it to you right away.

 

 

 

 

298 | Property In A State of Disaster – Chat with Leah Calnan, President of REIV and Nerida Conisbee, Chief Economist at REA Group

By in Podcast

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“Property in a state of disaster.” Yep. You heard it here first, folks…

And there’s no doubt we’re literally making property news with this timely, “double header” episode featuring two of the brightest minds in Australian real estate… (and, no, this breaking news is not “hot off the press”, either… we actually interviewed one of today’s guests BEFORE the press even got to them!! 😲)

Here’s the deal…

With Stage 4 restrictions now here in Metropolitan Melbourne and Stage 3 restrictions all across Victoria… the property market HAS been impacted as a result…

So, not only are we getting the update from the National Representative of Victoria, Leah Calnan, President of Real Estate Institute of Victoria about what we CAN and CAN’T do when it comes to property here in VIC, you’re also going to learn how (and if it’s even possible!) to transact property with these harsh restrictions now in place… and what the next six weeks is potentially going to look like for Buyers, Sellers and Renters.

PLUS, for our folks NOT located in or looking to buy in Victoria right now… our longstanding friend and indeed one of Australia’s best property and economic experts Nerida Conisbee, Chief Economist at REA Group, also joins us for a deep dive on what’s currently happening in the individual segments of the Australian property market, including…

It’s a BIG ep… but we promise there’s plenty of new updates and quality gold in here that we simply couldn’t NOT share with you! (Let’s just say there’s A LOT happening!!!)

 

Free Stuff

 

Here’s A Glimpse Into What We Cover…

  • Pandemic Brings New Rules For The Victorian Property Market… And They’re Not Great
  • How can you transact real estate in Victoria?
  • What are the unintended consequences of these harsh restrictions?
  • What does Real Estate Institute of Victoria (REIV) think about all this?!
  • How many known cases of COVID-19 have come from the real estate industry?
  • Can you still get a new tenant in with these new laws?
  • What about cleaning? Building and Pest Inspections? Pre and Post Settlement?
  • How is Nerida navigating the outlook of the property market when things are uncertain and constantly changing?
  • The September Cliff versus The September Slope
  • Where are we seeing distressed markets?
  • How many distressed sales are we seeing?
  • What’s likely to occur if the pandemic continues into 2021?
  • What is the Pilot Program and Why has it now been derailed?
  • Are investors buying right now?
  • What’s happening to premium property?
  • What are we seeing in the CBD and how will this continue to play out?
  • What on earth is “Revenge Spending” and how will this play a role in getting us through COVID-19?
  • Are predictions of 20 – 30% drops in the property market still relevant?
  • Around The Grounds in The Australian Property Market

 

One Final Word…

If you’re worried about your finances or if you have no clarity on your cash flow position, we strongly recommend you to organise your finances now. It’s more important than ever to have a clear view, down to the exact cent, on how much you’re spending each month and how much surplus you’ve got. If you don’t know it, then log in to your Money SMARTS Platform here and update the numbers.

Don’t have an account yet? Create your free access below and we’ll also send you an e-copy of the instruction manual which is also our best-seller book, Make Money Simple Again. Just fill in the form below and we’ll email it to you right away.

 

 

 

 

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