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Viewing 20 posts - 1 through 20 (of 78 total)
  • Profile photo of fxdaemonfxdaemon
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    @fxdaemon
    Join Date: 2013
    Post Count: 114

    Hi Ziv,

    Not sure if u r still active over here …. but which Aussie lenders lend for Japan properties?
    What are the Aust asset securities for? The equity/deposit part or the entire purchase costs of
    the property in Japan? What is the max LVR?

    Any possibility yet for using Aust equities/cash as deposit and borrow in Japan to buy properties
    there? What is max LVR?

    Thanks,
    FXD

    Profile photo of fxdaemonfxdaemon
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    Post Count: 114

    Hi George,

    I have maxed out my borrowings capacity right now and wondering if non bank lenders my next best
    alternatives for accessing equity plus new investment loans?

    Thanks,
    FXD

    Profile photo of fxdaemonfxdaemon
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    Hi Merv,

    Have you got any further with after attending the seminar, ie reaching out to their
    finance broker, accountant etc ?

    If so, mind sharing your opinion on them?

    Thanks,
    FXD

    Profile photo of fxdaemonfxdaemon
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    Profile photo of fxdaemonfxdaemon
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    @fxdaemon
    Join Date: 2013
    Post Count: 114

    Thanks guys. I manage to find some data indirectly through enquiry to local council first.

    Cheers,
    FXD

    Profile photo of fxdaemonfxdaemon
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    Thanks Terry.

    I think keeping the loan open but not drawn may be an option and it may be used
    as a cash flow buffer for other IP related incidental costs. At least that’s the
    theories and ideas many other property experts seem to suggest.

    Rgds,
    FXD

    Profile photo of fxdaemonfxdaemon
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    Hi Steve,

    Thanks for releasing the digital version before April which is a bonus before the long weekend.:-)

    Is there a video recording version planned to be released at a later time besides the MP3 audio?
    The reason being that I find it hard to follow the MP3 audio when you were talking to the price graphs
    etc as per the PDF notes for the Melbourne market update for example. I simply can’t figure out which
    graph you were referring to at different time during the presentation.

    I assume that a video recording, if available, will have you presenting in front of the relevant
    graphs and notes and therefore will be easier to relate to the data.

    One more thing, on some of the graphs, the numbers along the axis are quite blurry. Are there higher
    resolution version available?

    Cheers,
    FXD

    • This reply was modified 6 years, 8 months ago by Profile photo of fxdaemon fxdaemon.
    Profile photo of fxdaemonfxdaemon
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    @fxdaemon
    Join Date: 2013
    Post Count: 114

    Thanks Steve, I must have missed the release/availability date on the order webpage. :-)

    Profile photo of fxdaemonfxdaemon
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    @fxdaemon
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    Sorry to hear about such annoying experience.

    Although I don’t have a solution to offer, I have personally experienced such situation but being
    the opposite to your case ie two neighbours fences encroaching into my property.

    Due to the circumstance being that I was doing a multi-unit development at that time and the local
    council planning rules dictate that developer is responsible to put up new fence if existing one is
    damage as a result. Therefore, I negotiated with one of the neighbours to re-align the new fence
    according to the surveyed title boundary line. The other neighbour is more aggressive and refused to
    cooperate so I figured that it’s not worth my while.

    I see this kind of unnecessary dispute the result of failed responsibility of local council really.
    Try to encroach your fence line into public park and see what reaction you get from the council. To me
    it’s double standard how it handles such situation.

    If local council can lay down the rules for fence height for example, then by right they can quite
    easily go one step further to lay down the rules for fence and boundary line to prevent situation of
    fence encroaching over boundary line.

    After all, council is being paid hefty rates that only go up year after year and all it takes is
    introduce compliance check similar to that for issuing of certificate of occupancy only after criteria
    are all ticked off fine.

    It just comes down to lazy and failed local council who doesn’t want extra responsibility but only the
    rates.

    But please do share your resolution if you come to one.

    Rgds,
    FXD

    Profile photo of fxdaemonfxdaemon
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    Thanks Corey & Terry.

    Profile photo of fxdaemonfxdaemon
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    Interesting discussions.

    For some very successful boomers who started their investing journey 30 plus years ago, they will
    adamantly advise going for growth first before cash flow and that makes perfect sense in that context.

    I personally feel that there should be 4 different quadrants of environments or contexts every investor
    should learn to navigate, ie:

    – negative cashflow, negative equity. This is probably where most people will start out on their own
    without any knowledge, experience, education or guidance. The associated costs like stamp duty will
    set one back 5.5% as negative equity immediately in Victoria.
    – negative cashflow, positive equity. This is probably the most common transition for investors lured to
    negative gearing and able to hold on to the IP for few years with rising market. Just a progression
    from the previous quadrant. It’s also the the one most people struggle to break out of due to lack of
    cashflow.
    – positive cashflow, negative equity. Mining town maybe?
    – positive cashflow, positive equity. Holly grail for most investors want to be and many boomers
    are quite comfortably retiring here already I suspect.

    When I first started out, there was really not much choice or option known to me to strategically
    position myself into a more desirable quadrant due to lack of knowledge, experience and guidance.
    It became a starting position by default not by choice.

    Wish someone would have explained the above concepts to me when first started out and provided the right
    advice and guidance on how to handle each and navigate as quickly as possible to the most desirable end
    goal. It should be like an All Weather (borrowig Ray Dalio’s hedge fund strategy here) approach for
    all four contexts.

    Now, I am leaning more towards the CF (first) camp and then worry about growth later as I keep running
    into brick wall with servicing of new debts!!!

    Rgds,
    FXD

    Profile photo of fxdaemonfxdaemon
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    Thanks Benny will look into the link, really appreciate your help!

    Rgds,
    FXD

    Profile photo of fxdaemonfxdaemon
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    Are you registered or required to be registered for gst and conducting an enterprise?

    No I am not registered for GST. We didn’t know anything about it at the time when we built and selling
    this soon was not part of the plan to begin with.

    Thanks,
    FXD

    Profile photo of fxdaemonfxdaemon
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    Hi Terry,

    Can a trust or a corporate trustee ever be a guarantor for another trust?
    Meaning, if person A is a director of corporate trustee X (for family trust XX)
    and is also a guarantor for X itself. When X becomes profitable further down the road,
    can it then be the sole guarantor for a new trust YY for financing new property
    purchase or development without same person A as guarantor as A is also the director
    if YY’s corporate trustee Y?

    Thanks,
    FXD

    Profile photo of fxdaemonfxdaemon
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    just apportion the original costs between the two lots, and any specific costs for the one property would add to its cost base, as long as not previously claimed.

    Thanks Terry.

    Does it have to be “major capital improvement” to reset the new cost base after the subdivision?
    I still don’t have a clear understanding what major capital improvement means even after speaking to my
    accountant and he just refers me to that ATO link.

    Thanks,
    FXD

    Profile photo of fxdaemonfxdaemon
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    Unless you have significant cash funds – start in residential and build your portfolio up there until your borrowing capacity is exhausted. From there you can expand into commercial which allows you to access alternative borrowing capacity calculations/products which will allow you to get yourself to the next level.
    The general gist is to build your equity base in resi, then diversify into commercial whose deposits are leveraged from the residential IP’s.
    If you’ve otherwise got a mil in cash and ready to invest – you might just want to jump straight into commercial.

    Hi Corey,

    Is it much more difficult to grow equity in or release equity from commercial or both?

    I am very new to commercial, ie started tracking the market actively for 2+ years only but did
    notice many deals have been transacted at very low yield and/or strong growth compared to the last
    transacted price for the same properties.

    Thanks,
    FXD

    Profile photo of fxdaemonfxdaemon
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    If the lender asks you would need to disclose personal guarantees given so the lender would then assess you on the full debt of the 3 trusts. If they don’t ask about personal guarantees then you would be assessed on your personal debt and the debt for the borrower in quesiton.

    Hi Terry,
    Will I be right to assume if all 3 trusts (in OP’s example) take out lease doc loans, then there will not
    be personal guarantees required by lenders?

    Thanks,
    FXD

    • This reply was modified 7 years, 3 months ago by Profile photo of fxdaemon fxdaemon.
    Profile photo of fxdaemonfxdaemon
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    Post Count: 114

    I happened to speak to my broker today about using positive cashflow from commercial deal to improve
    future servicing.

    Not sure if what he said was due to recent tightening or what, but I was told even for commercial
    lenders they also stress testing an investor’s all other existing borrowings, including resi and
    commercial to arrive at new servicing for a new commercial loan!

    The other thing he said was, to improve servicing it will be best to be able to demonstrate other
    regular source of income, such as shares dividends, to lenders. He went on making an interesting point
    that (again may be due to the recent tightening but I am not 100% sure) such alternative income, as long
    as it’s not from yet another investment property (resi or commercial), will be assessed more favourably
    vs positive cashflow rent income.

    If above are true, it seems a debt recycling strategy is more critical in demonstrating one’s servicing
    power and therefore may be viewed more favourably by lenders?

    Comments?

    Thanks,
    FXD

    Profile photo of fxdaemonfxdaemon
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    Hi Corey,

    Just out of curiosity about the deal you mentioned above.

    Did the borrowing, purchase and cashflow achieve an improved servicing overall for your client so that
    he/she can continue investing more easily in the future?

    Thanks,
    FXD

    Profile photo of fxdaemonfxdaemon
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    Post Count: 114

    Thanks for the refresher post Corey.

    Cheers,
    FXD

Viewing 20 posts - 1 through 20 (of 78 total)