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With the Adeliade Bank SE, last I heard in WA every suburb south of the river had been removed – someone said accidently but they weren't sure if those suburbs would be back on the list anytime soon.
I did my cert IV through http://www.aamc.edu.au . The course for around $600 is via online content. There are about 3 tests plus 2 assignments. There are some other online providers that cost more but also probably have more content. I'm currently doing my introduction pack via MFAA and alot of information is repeated between the 2 courses. The small amount of content that is covered in the cert IV really does show the need for MB to do a whole lot more study then just the minimum if you want to be able to offer a great service. I saw on one site that they are currently trying to organise mentors for there students to fulfill the requirement of MFAA membership and MB's in WA.
A number of factors will need to be considered,
1st thing it would be worth talking to your existing tennants to ask their ophions. There is no point leasing one shop and then have 4 vacate. Adult shops image is changing alot from a few years ago. They used to be seen as a place were not so nice guys would go for peep shows, etc. I believe young females are using these stores alot more nowadays.
Other things to consider will be the hours they operate, the location of the store compared to the rest of the center (is it towards the back or the 1st thing customers see when they enter).
Most stores appear responably discrete from the front so you would want to discuss in the lease what is and isn't appropriate.
I would be sticking close to the train line, as Paul mentioned regarding fuel prices are hurting people. Alot of people moved to Two Rocks/Yanchep commutting in 4WD each day into the city will be looking at getting closer to the city. One suburb Paul didn't mention is Kingsley. Quite a varried suburb in types of properties available. Some cheap areas in Kingley next to some more expensive places with views. Kingsley also got easy access is Hillary's and the coast
I'm just starting out as a broker. Had breakfast the other week with a few BDM's. One of them from the big 4 was saying just bad other banks were with this process of discharging loans (whole time I was thinking they were just as guilty as the others). They were saying they were now settling quick refinances without title. A couple of other brokers gave some good advice. When submitting any forms at a branch they took a photocopy in with them and asked the receiving officer to sign the copy and provide their staff number. As soon as they started claiming forms hadn't been submitted and stuff lost this copy was enough to put the blame back on them and give it a good kick start.
Kardiya is an area which you will always find plenty of tennants to rent your place related to being so close to Murdoch uni If you are to purchase around that area the 3 bedroom is definately a better way to go as many uni students like extra bedrooms to squeeze more people in to make things cheaper with their low budgets.
Was speaking to a ANZ BDM the other day and they said they now self insure and then have a blanket cover for any "major incidents"
At present it is impossible to predict what will happen to Wizzard, therefore IF i was to have a loan with them I would want it to be easy and cheap to change products any time down the track. With such high exit fees any future owners could easily increase fees and rates knowing how expensive it was for people to switch. In this market I would pay alot of attention to exit fees.
The place I purchased of the plan about a year ago is also due for completion around christmas. My contract was unconditional so I would assume similar for yourself as well. You are able to sell it through a real estate agent prior to completion. I would suggest contacting the original agent as they may of had additional interest in the property originally or also has other people wanting to sell in the same complex. As far as I'm aware you will still be liable for stamp duty, transfer fees and settlement agent fees on the property plus the real estate agents fees. If you were to make a profit I'm not sure how the CGT would apply if you had been intending on having it as your PPOR since you hadn't moved in. Hope this helps.
When ever you receive free advice there is always a risk of biase. If you are are going to seek the services of a mortgage broker find one who has extensive expirience in IP's who has mostly repeat clientile. If they are good at what they do they will want to do the best for you so that all future investments come through them. Every recommendation they make, ask them to justify why they are better then other options. Do some of your own research on products to keep them on there toes so they know they cant pull the wool over your eyes.
Moving away from free advice, look for a financial planner with real IP expirience. Choose a planner that you have to pay a fee for and who receives no commisions for there recommendations. This way commisions cant influence decisions and the advice they give will be taylored to your circumstances
I guess we all learn from things like this and in future if you are relying upon getting a tennant in close to settlement date it may be worth making it a condition of sale in the contract that the vendor allows the premise to be inspected prior to settlement given that 4 hours notice is given
Since you have kept the bond due to the tenants bailing instead of keeping part of it for maintainence then that may present a different sceneario. If there were cleaning expenses or advertising fees to relet the property then that would be deducted from the bond but any remaining part of the bond would then cover lost rent which is income and would have to be declaired in the year in which it was earned. I'm not an expert so check with an accountant to which period as the bond is held in trust until the default and I'm guessing you wouldn't of earned the money until it came out of the trust
