12 months ago my broker put my loan out for tender , Got     2.0  discount on a  westpac commercial loan 0f 600000 wit h  50%  LVR  but the fees are high so need to be 75% drawn to be worthwhile.  Yet another broker told me  I couldnt  qualify for a loan.  CBA didnt  offer a  quote.

         What misfortune ???? I never said anything about misfortune?   An ill wind blows no good.    The property I wass talking about was going up in value about 10k a week that is why I was gazumped, but after about 6 months it had gone up in value 70k.  ( I stil bought it the money wasnt the main issue, the main issue was the deception of the property being on the market when I was told it had been sold to me, other wise I could have bought another property)          My advice was  not to listen to your advice. Because it is very important to understand that      No matter what the agent or vendor say assume they may be  lying as you can get gazzumped anytime up until the vendor signs the contract in front of a valid witness. I think I was fortunate to discover the  complete lack of integrity people such as solicitors and BAs have It was a cheap lesson some people pay that much for a mentor and dont learn as much. You are a bit hypocritical in one sentence you say listen and learn from those who have gone before, then you dont wont to listen and tell me not to talk of my experience. So I wont tell you my best deal was from a reluctant seller or why, or my best deals from motivated sellers was not from purchasing but from leasing or buying an option or a method I use were I lend money to the owner in return for the right to buy  in the  future for a certain price and conditions such as interest free insallments over extended time. My other advice  is to repeat what Terry has said, Dont rush in. There will always be a bargain to good to miss and always be a better bargain around the corner. Have your finances in place. There is no right or wrong way, there are no rules, no such thing as luck but may be some challanges which make life interteresting and worth living, you are only limited by your imagination, there are no problems only solutions. If I put my advice into two words it would be ,  gonads and caution.    I dont know his excact circumstance or requirement or the market he is in, so it is stupid to give specific advice. Each prospect has to be taken on its own particular merit at that particular time. It aint rocket science. No-body I know of has physic power and know for sure wether one property will perform better than another.    I would tell patrick to get a good accountant a good mortgage broker, talk to builders, developers, real estate agents, go to auctions, monitor what houses do sell for, dont judge values on asking prices. Only he knows his aims and desires and what proprety would suit him and he can get to know the  specific market he is interested in better than any-one. Property can be a forgiving investesment, if you get to know your values and repayments wont be too much strain you cant go to far wrong.

              NO  IT WONT.          You can sign the the contract, the vendor can tell you anything, say he is despperate to sell and wants to sell  asap .  but until he signs the contract he can sell it  to who ever he wants for whatever he wants.   This happened  to me  after wasting 2 days getting unconditionl finance  and twisting bank managers  arm  paid the deposite  signed a   contract , the vendor wanted it  signed and in 2 days or the property  would go on  the market.    After weeks of excuses and BS why the sale wasnt progreessing.  I get a phone call saying they wanted more money as they had a higher offer.   This was through a high profile BA  one of  staff was disgusted and told me the propery was still being shown to other buyers.   Yet this  even happened by an agent that was  supposed to represent my interest.        Once the  vendor signs the contract  he can still market the property and they often do  til after settlement is complete. What they say and what they can do are completly differnt. Also I have found the ANZ by far the most difficult bank to get a loan from even with very low LVRs. They did have tnhe toughest lending criteria.

 Yep, get there advice than do the opposite.   I have listened to a few over the last 3 years  and the properties they all warn about buying  and tell you not to buy,  are the ones that have performed brilliantly,  being towns with populaton below 4,000 people ,getting strong  + CF  and high capital gains.    eg  Robinvale, merbein,Irymple, Ouyen, murtoa Sealake  and similar towns  I guess people in the the know  are not going to let the cat  out of the bag, of the best performing properties.    When these towns were suggested   every advisor poo- pooed the idea and instead advised on putting money in a black hole.

Your  materials alone would probably cost more than then the 15k a franchisee of a large building company might  charge to  build, as they get bulk buying discounts.  you can also use their plans  for free,  they could have it done in 2 months reducing your holding cost,  know all the contacts and get things through council quickly.  And most of the good laborers and tradies probably  are already working for them at cheaper rates for the consistancy of work and  gaurantee of payment.

                or you can   take out another lease on it .    Have  to  laugh tho 250  kilometers a week, a lot . Its only 15,000 a year, or was thre a zero left off. A lease can be structured to match  the amount you want to  pay . I like too make them as long as possible to minimize payments  but with no penalty for early pay out, so when bargains come along  such as run out sales, I will have a vehicle that when I trade, I can get almost as much as I paid for I when trade up.     You  should be aware though that if you make a profit after claiming your tax deductions you will have to pay tax on it.   So that  1.5k profit  would only end up being 1k.

If the vendor rejects that,  you could ask if they would finance you for 20 or 30 k , or even more , even interest free, with payments in insallments or however it suits you.  It could be in exchange for quick settlement.  They would just need to  take a 2nd mortage on the property, which can be discharged when you repay the money.     It sounds like you are in a strong posisition to negotiate.  YOU HAVE TO FIND OUT WHAT THEY WANT and why  they are selling.    You may be able to offer them more than they want in return for an interest free loan.   They may not even want the interest as it may affect their pension,  or may increase their tax rate and the amount of capital gains tax  they pay, or just because it affects their ability to get a health care card.  They may want interest paid but not until a different tax year, or at the end of  the loan.    Good luck.

           I would endorse shapes suggestion of Catherine Cashmore,    she as shown she  has some integrity when she left another well known  B A .

                                                                               Jack that is the whole point of investing in property you borrow money  the real value of your loan  goes down more the higher inflation goes.  So  the amount you have to pay for the house goes down an average of 5.47% each year,  if your net CG is  3.23%,  you have an increase of  8.5% in your assets real networth plus  perhaps 6% yeild,  plus your tax deductions.  Adds up to over 15% gain .     Would you rather put money in the  bank that you have paid  tax on ,than pay tax on the interest received, if inflatioin 5.5%  your going back wards quickly.

  How long is a piece of string? It depends. How much you want to spent, your cashflow, your ability to get finance, your objective. There can be a vast difference between the same types.  You are only limited by what your imagination.  Obviously talk to agents consultants and agronomist.   I would look at reliable  low rainfall (300mm) light soils with consistent production record, you can make a fotrtune if you can produce in a drought when grain prices are high and you can buy livestock cheap  or you could just sharefarm where you get an agreed % usally around 25- 33%, depends on how much risk you want to take and who puts in what imputs.