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  • Profile photo of Don NicolussiDon Nicolussi
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    Hi Andy,

    So, as an aussie you pay tax on your world wide income no matter what the source. In this case it is property. You get a credit for tax paid in the country where the income is earnt so you will not pay any more tax than if you earnt the income locally. That’s just the basic idea and does not consider structures.


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    Profile photo of Don NicolussiDon Nicolussi
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    cost of living does seem higher to me aswell particularly for meat and veg. I only got through the first 20 minutes or so as I am in oz at the moment on a dial up connection. Back to nz to get stuck into some new stuff in around 10 days time. should be fun.


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    Profile photo of Don NicolussiDon Nicolussi
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    leslie,

    a few pop up every now and then but are thin on details. I think there simply must be opportunities out there in european markets for those with the right connections and skills. it would be great if you could post a little more about eu countries.


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    Profile photo of Don NicolussiDon Nicolussi
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    yes lukis p that would certainly spice things up a bit – somersoft has pics and is certainly motivates comment and conversation


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    Profile photo of Don NicolussiDon Nicolussi
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    HI Rich,

    Put the offer in writting
    ask the agent to present
    response
    move on or do the deal

    It is a difficult question because in my opinion real estate investing is about people. relationships/communication etc etc. How to negotiate with a person depends on who the person is and to make it worse you are doing it through a third party which really makes it even harder to answer.

    you may have a very young inexperieced agent who has just been sent out to get listings and sign people to exclusive contracts. he may have promised the vendors a price in order to get that listing and if it is early days he probably won’t be presenting you offer (sorry if that offends but they just wont tell you about it). Unless they are using your number to condition the vendor down to a more realistic price.

    The job of the agent is to bring parties together to an agreable price so they get paid. That is it. Without doing that they they won’t get a cent so dispite all the whoha about them being an advocate for you there is quite a bit of conditioning going on on both sides.

    It may help your cause if the agent can see a pack check coming his way when he hears your voice on the phone or sees your number flash up

    how – he knows that you are a serious investor/person in general – he also knows that you are fair and will pay a fair price – but at the outset he needs to know that you can pull the deal off eg. if he presents this offer are you goin to be able to hold up your end of the bargain. can you do the deal at 115k or are you just fishing.


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    Profile photo of Don NicolussiDon Nicolussi
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    always date of contract – that is by definition when a CGT event occurs

    regards


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    Profile photo of Don NicolussiDon Nicolussi
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    if you look up the county clerks office in the area you are buying you can find out the name of the owner.sales/history etc for free online – you might get a ery unpleasant surprise compared to what you have just paid


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    Profile photo of Don NicolussiDon Nicolussi
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    Hi Westan,

    There is alot in this discussion that is getting a bit circular and to observers it is probably more obvious than to you and I.

    We are talking about different things.

    I am talking about long term assest accumulation.

    You are talking about property trading ie buying and turning over properties within 3 to 12 months.

    The currency arguement is flawed in that it ignores gearing which applies to most investors.

    In NZ property traders pay capital gains tax in the structures. Then more tax upon distribution.


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    Profile photo of Don NicolussiDon Nicolussi
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    cheap clean up bill for that mess!!!!!!!!!!!!!!!!


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    Profile photo of Don NicolussiDon Nicolussi
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    and existing stock will need to be brought up to scratch with the new stuff or fall way behind in desirability


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    Profile photo of Don NicolussiDon Nicolussi
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    Hi Milly,

    I was just about to answer when I decided to just say seek legal advice now about this even if it is just to put your mind at ease. The basic points are that as a defacto spouse or spouse his new partner would have a financial claim in the event of a break up and there are ways to protect these assests. You are on the right track – formulas are used and I suspect it would be more than a 20k windfall to the new addition.

    regards

    don


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    Profile photo of Don NicolussiDon Nicolussi
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    I like the CC for a short break, but long term cg is difficult to pinpoint.

    that’s crazy talk jacque


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    Profile photo of Don NicolussiDon Nicolussi
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    That’s what i always thought about the idea when I caught the small ferry across to palm beach for a coffee. I don’t think it would be viable unless it stopped at palm beach first to pick up that crowd and then went on to the quay from there.

    Trouble is that those things are so slow at docking that the added pick up would make it the same time frame as the train which is 40 mins to hornsby (not really sydney – sorry hornsby) and hour 1 and 10 to central. Although a ferry would probably be a bit more comfortable than the train.

    My train used to be the 4.17am to central from woy woy station. Not sure if the stll run that one. It was fpacked to the rafters with construction workers, nurses, cops and everyone else you could think of making there way to the city to earn a quid.

    Nigtwork train was the same time in ie 4.17pm ish but on the way home at 6am you got to sit next to people who had missed the last night train back to the coast and had been out all night. Saw some funny sights including a few romances that i’m sure were desitined to last not much further than my stop.

    The travel was a serious bore but living 300m from the beach was fantastic. I often think about that place and I’m glad we kept out home there.

    For undervalued water viewa check out orange grove (not really a suburb just as few streets all with the same aspect across brisbane water) You can buy a decent home with views for 500 to 750k which is not really that bad when you think about it.

    cheers


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    Update re rates kiwi bank is now doing 7.5% for 3 year fixed

    this is exactly why i was telling people over the past 4 months to get as much money out of NZ as possible, either sell or finance out, don’t hold properties in NZ without a mortgage. If the Kiwi drops significantly then those who own a lot of Kiwi $ will loose. I’ve got most on my money in the US now so strenghtening of the US dollar will be a very nice bonus for me

    Hi Westan – this is not an attack but the flaw I can see with this strategy is that you are constantly jumping in an out of markets and from country to country running from interest rates and currency movements.

    Alternatively, you could factor them into your investment decisions in the begining. It seems more like the type of strategy or psychology that a day trader or forex trader might use rather than smoothly translating to property investment.

    So to be fair – my strategy has been to set up my nz portfolio as a seperate entity with its own finance and structure and income. It is insulated against currency risk until some time over the horizon and is insulated against interest rates as they are all fixed spread over 3 to 5 years at a staggered rate.

    We were lucky enough to keep our entire oz portfolio intact which is also seperate and supports itself. Without using any equity loan products. So there is no cross over of portfolios or funds.

    If we choose to invest in another country (perhaps somewhere warmer) we would do so by taking surplus cash from either portfolio as seed money, set up the appropriate structure, obtain finance and start the process all over again.

    regards

    don


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    Profile photo of Don NicolussiDon Nicolussi
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    looks like noone is gr – i’m using skype which is preety good for phone calls but I keep getting people pop up saying hello – what could they want?


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    Profile photo of Don NicolussiDon Nicolussi
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    Quote:
    I personally like the Western suburbs, they are also affordable, the retuns are not as high just straight off the bat, but I like to manufacture cashflow using lease options. [/quote

    Hi Xenia – any in particular?


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    Profile photo of Don NicolussiDon Nicolussi
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    HI Kiwiwduvet,

    Yes. very important part of the strategy.

    On average ofver the past 20 years the kiwi moves about 15%. So timing cashflows in and out for purchases and expenses is an important part.

    What I am finding now is that 75% of all my new clients are either based in NZ or are expats living in oz or the uk. These people are less likely to pay asking price for a property and realise that buying for magic number yields alone leads to paying too much for poor stock. Big problems and headaches.


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    HI BDM,

    This one time, at band camp- no really its a real story.

    I once made an offer like that which resulted in the agent getting put out of shape and ignoring the offer. What I then did was focus all my attention I why the offer should be presented etc etc instead of focusing on the deal itself.

    Basically while i was busy getting emotional about it another person submitted an offer which was also quite low and I missed out. They renovated the house, split off one block , built a new spec home on it and sold both. This was my idea as well but for the sake of the low ball offer I missed out on what should have been a good deal.

    Be carefull that when you make a low ball you are not just helping your opponent over the line eg I have two offers here x wants to pay a certain price which might be low but at least it is not as insulting as the offer made by y. Agent now has a frame of reference to make the <edited> offer look good because your was even worse. Now agent has commission – you have nothing and mistery buyer has a good deal.[blush2]


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    Profile photo of Don NicolussiDon Nicolussi
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    So the boom is at least 4, more likely 6+ years away. However money can be made in any phase of the cycle, including the recovery phase which is a great time to position yourself for the boom.

    good call std


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    You can’t have it both ways ned. If you are going to invest in anything that has a foreign currency exposure you have to factor that in.

    Some people by more of things when they get cheaper in relative terms.

    We still don’t have a single currency yet as of the 6th of feb howard and clark said it was of the agenda for the short to medium term.

    Then I would be confused – so how many tasman dollars would my investments be worth – i’ll have to google “euro” and learn about the transitional introduction and withrawal of currencies in semi free trade markets.


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