Wow. Pretty rough outlook WJ Hooker!

But something just doesn't add up.  If you're so sure that property investment is about to dissintegrate, what brings you to a property investing website?

Easy, stimpy. Easy boy.
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To quote dan

"One – set up costs are expensive, as are ongoing accountant / auditor fees.
Two – can't use one property to leverage another.
Three – current ambiguity in rules as to whether CGT is payable once loan is paid out, on transfer from bare trust to SMSF."

You might be pleasantly surprised by a solution to each problem.

One. Set up costs are the same or less than what most people pay in fees to a managed fund already. It costs approximately a grand to set up a SMSF, which is paid by the fund itself,  and about a grand to pay for an accountant to look after it once a year., (depends on the accountant).   5 billion a year is paid by australians in superfund fees (That's a LOT.) The average cost you pay in managed funds is about 2 percent of whatever is in there. At 100k, thats 2 grand.   So at worst, you're going to break even. SMSF's costs you no more than you're already wasting in fees. It's just a change in ownership, like opening a different bank account.

Two. Can't use one property to leverage another?  So you're saying that because you can't triple your super's power TWICE, that it's not worth tripling it once?  "If I turn my 100 grand into 250, but i'm not allowed to turn my 250 into 625, then I should just stay with the 100 to begin with."   150 grand more in super for a few measly phone calls? Come on, man!

Three.  Even if you had to pay capital gains tax on it when you retire (when you don't) it's still better to start with 400 grand and double it, MINUS all those 'costs' that you're worried about being there, than starting with 100 grand and doubling it, and not having any costs.

Essentially, if you've got a hundred grand sitting there, there's no good reason to let it sit there doing nothing. It's just stagnant money that is being eaten away by fees and inflation, and if you were thinking it would make a healthy retirement, think again.  Leverage it, invest it, and grow it.  It doesn't cost anything more than you're already spending in fees, all it costs you is a bit of education and a few phone calls.

The only reason why one wouldn't use their super to invest in property is because they're already good at investing in stocks or shares, and they enjoy that more than property. But you wouldn't be here if that was you.

Ha!  Now there's a can of worms.

Where do you think the money goes once you've put it into the collection plate?

Do you think it's charity?  perhaps a little.  Missions? Sure, a little there too. Staff wages? yep, a bit of that.

But you know where most of it ends up?

Paying off the building that you're sitting in.  You're essentially paying for the rent of your seat.

What…a waste….of money.

See, church buildings are one of the worst 'investments' I can think of.   Churches pay through the nose to own large auditoriums. They don't rent the building out to others throughout the week, and they never sell it!  So they can't make a cashflow positive investment through the rent, and the capital gains means absolutely nothing because it's never sold! Instead, churches fork out thousands and thousands…and THOUSANDS of dollars for the upkeep of a building that they use for approximately 4 hours a week.  If they merely sold the money trap that is their building, and rented a place for a few hundred bucks a week,  your tithes and offerings could be used for something a little more worthwhile, rather than just paying for the comfort of four walls you can call your 'own.'

Forget the building. Meet in a cafe, at home, in a park, rent a spot, or anywhere else you can think of.

I thought christians were supposed to be good stewards with their money.

Brilliant, thankyou.

I don't plan on selling the house, merely getting it valued at a decent rate so that I can use the equity to go again. It's a cashflow positive money spinner.   I already have equity in it as my deposit was 40 percent, because given my financial situation they didn't want to lend me any more than that! So I've already paid half of it off, on the lookout for another dual occupancy home.

ebay it is! time to go shopping