OK I'm going to say it out loud.  I contemplated making my own replacement kitchen cupboard doors.  By removing the existing doors and tracing around them with MDF or something for the new doors.  I didn't ponder it for too long as I soon realised the dwelling needed a full reno anyhow so I did a full gutting and reno.  I will be interested to see how many people burst out laughing at the MDF concept and explain to me why it would be inappropriate, because I am no tradie so all knowledge is welcome!

Perhaps it'll be slightly negative for a year… but each year you will put the rent up so won't be long before it's positive

The cost of entry to the tip (aka refuse facility) has gone up (apparently it has doubled) in my investment zone.  Perhaps this will result in people dumping their rubbish on the roadside instead.  Yay.

The council rates notices arrived with a statement printed on them blaming the increase in council rates on the garbage collection cost, and in turn blaming the carbon tax.

Exactly. Sometimes you need to take the "don't be greedy" approach and say "I'm happy with that, and need to know my forthcoming payment obligations.  Sure it might go down, but if it goes up it'll bury me, so lock it in Eddie!"

Thought I'd point out that DWolfe actually runs a staging business (in VIC) that fits your requirement perfectly.  Why bother reinventing hte wheel when you can wheel someone in that knows exactly what they are doing for your market sector.  Why not get in touch with her 

Oops just saw that you are in Brisbane Ben.  For some reason I couldn't remove my post so editing with this comment instead!

It is completely investing related.  It resembles what you like to do with your spare time, spending the money your tenants provided

I don't see it as optional, I see it as essential.  A tenant can do $40k worth of damage without even breaking a sweat.  Do you have a spare $40k lying around to fix the place up if that occurs?  Probably not, so you need insurance.  AAMI is my first choice.  Make sure you get building insurance, some contents insurance to cover the floorcoverings and window coverings, and landlord insurance PLUS tenant protection.  This ensures you are covered for malicious damage by the tenant.

I had to hunt around to bit for a pic of you Jamie to see what they're talking about…. but yes, absolutely, you are a star!

Hi Sunny

Where are you located?  (Where do you live?)  Perhaps we can point you in the direction of some local meetings (no cost) of local property investors.  It would be really good for you to talk to lots of people and hear about what they are investing in, and why.  This would help educate you, and start to make you more confident in how to go about researching and making decisions without relying on salesmen that have something to gain by selling you something that might not be the most appropriate investment for you.

It's because the councils in VIC are not so speedy on approving such things as they are in NSW. 

I am not 100% sure but I think I heard somewhere that a granny flat in VIC can only be for housing a dependant person (such as a granny), and when the person no longer needs to be housed, the granny flat has to be removed.