There is a book by solicitor Rob Balanda called Clauses made simple wher he gives you hundreds of potential clauses.

You can get details by clicking here.

The problem is the more "out clauses" you use – the less attractive your offer – so keep your offer clean and simple. Get you finance and structures in place before you make an offer and do your homework so you are comfortable with the value of the property you are buying.

An offer with no or few conditions is much more attractive to the vendor

PK

There is no typical buffer – it partly depends upon the agent, and the property and the current market.

May I suggest that's not the way to go about buying a property – work out it's fair market price and in the inner and middle ring suburbs of Melbourne, you are going to have to be prepared to pay a "fair" price today.

The days of the bargains are gone – well located properties are snapped up in days and there are usually multiple offers on each property . I have a team of 7 buyers agents out there buying properties all day and I her what's going on in the "trenches"

If you find a "bargain" then maybe you should be asking "What's wrong with this property? Why don't others want it?"

The market in Melbourne strated turning 12 months ago and is pretty hpt at present. Buy the best property you can afford and look for properties with strong upsaide potential or properties to which you can add value

Thanks for the recommendation Wayne

Metropole Buyers Agency have offices in Melbourne and Brisbane and specialise in investment properties.

Cherry Pro – before you engage anyone including us – please have a look at this checklist
on how to choose a buyer’s agent…
http://www.metropoleproperties.com.au/checklist_for_our_agents.html

Michael Yardney
METROPOLE PROPERTIES
Publisher of Australia’s leading property e-magazine.
Join over 20,000 readers.
FREE subscription http://www.PropertyUpdate.com.au

Just to warn you – there is no such thinga s a “simple” feasibility spreadsheet

If it’s simple you’ll proabbaly leave out all thos ethings that will make the difefernce bewteena successful project and a failure.

If you would like to see a sample feasibilty – check this out

http://www.metropoleprojects.com.au/pdf/UnitFeasibility.pdf

As you can see there are many variables to consider.

This was done with the program Feastudy – you can find out more about it here…

http://www.propertyupdate.com.au/pages/Feastudy-Key-Features

Michael Yardney
METROPOLE PROPERTIES
Publisher of Australia’s leading property e-magazine.
Join over 20,000 readers.
FREE subscription http://www.PropertyUpdate.com.au

Buy hold and develop in the long term is a great strategy.

But to do that you will need to understand a bit more about the development process before you buy and what you can build or not on the property.

You will find that most proeprties of 600sm (as you mention) will not be big enuf to take 2 dwellings in the suburbs you mention.

So before you buy anything either geta basic underatnding of waht is required for town plannning or get soemone on your team that does.

Michael Yardney
METROPOLE PROPERTIES
Publisher of Australia’s leading property e-magazine.
Join over 20,000 readers.
FREE subscription http://www.PropertyUpdate.com.au

I may be able to help but what is it that you are looking for – what information do yo want?

Are you interested in a buying a property and if so what type? Are yu only interested for buying from the big developers?

Michael Yardney
METROPOLE PROPERTIES
Publisher of Australia’s leading property e-magazine.
Join over 20,000 readers.
FREE subscription http://www.PropertyUpdate.com.au

Sorry to disagree but of course you can feed the kids with our increasing equity[biggrin] It’s really your income and it’s passive income and not taxed

That’s the difference between the average investor and the super successful investor.

It’s a totally different mindset.

The average investor doesn’t think like the rich investor. The only know how to increase their income by working more hours. The only way they think of their income is as cash flow, as money coming in.

On the other hand, the rich understand that capital growth, the increasing equity of their property investments, is as good as, if not better than cash flow.

They know they can borrow against this increase in equity and use the funds just the same way they would use money earned in other ways, for example as a deposit for further investments or even to live off.

Many beginning investors who don’t understand this rule try to buy “positive cash flow properties” because that’s the only way they understand they can make money out of property.

I understand why they feel the need for strong cash flow. I hear them say things like “What’s the use of capital growth. I can’t eat capital growth and it doesn’t pay the mortgage.”

In fact they are wrong!

They can borrow against this capital growth to help pay for their mortgage and their lifestyle.

The average investors are even uncertain that there will be capital growth.

However the best indicator of future capital growth of any property in a particular area is the areas long term track record of capital growth in that area. So buying a property that is going to be in continuous strong demand by owner occupiers and tenants, buying a property with some elements of scarcity or buying properties in high growth areas should underpin the long term capital growth of the value of their investment.

The rich know that as the value of their properties increase they can borrow against this increasing value. When they receive these borrowed funds they can take this money without paying tax on it and use it for whatever purposes they desire.

I know capital growth properties are a totally different mindset to what many forum members have, but its the way the rich get richer.

This cocept is explained in detail in my top selling book – How to Grow a Multi Million Dollar Property Portfolio -in your spare time.

It will laso be explaine din detail in my forthcoming round of seminars around Australia in March – if you haven’t reserved your spots yet click here to find out more….

http://www.PropertyUpdate.com.au/pages/Event-Calendar

Michael Yardney
METROPOLE PROPERTIES
Publisher of Australia’s leading property e-magazine.
Join over 20,000 readers.
FREE subscription http://www.PropertyUpdate.com.au