Forum Replies Created
GV is government value.
as far as books go ‘real estate riches’ is great , by Dolf de Roos. it’s in the rich-dad series. His other book ‘101 ways to increase the value of your property’ is worth a look too.!
Steve’s Property Secrets Revealed is a great starting point too,
available on this site, and you get a ringbinder of notes as well as the CDs.Hi Gav,
I did a year of research, reading, seminars, and I don’t regret any single bit of it. I personally was so super-clueless and didn’t have a single friend with investment properties (unlike now – I have all you guys!!! yay!!!) – and my parents are so not investors – that i really needed that time and education.
let alone being self-employed and hanging out with mainly musos – i was way out of my depth a year ago. the best thing I did was attend the Australia Property Masters. Prior to that I’d read ‘how to make money from residential real estate in NZ’ by dolf de roos and jan somers. A thin book which focuses on the numbers and how you can be a millionaire in ten years starting with one. (i.e. you own property worth 1.8 million but your debt to the bank is only 800k.) After that I read real estate riches by DDR and also bought his ten-cd set for $500, as the next best thing to attending it live (it’s a recording of his three day event.) I found this inspiring as it was a NZ seminar with lots of women talking about their first deals.I still craved going to a live seminar that wasn’t just a 2.5 hour overview (though they are fantastic – dolf de roos was great, as was the richmastery lot) which is when I found Steve. talk about all-in-one – i felt that he covered all I needed to know and the physical attendance coupled with seeing a whole room full of property investors which made me feel it was a normal thing to want to do rather than a ‘dream’ as I felt in my circle of friends – not to mention the challenge Steve gave to everyone to not be one of the 99 percent (whatever the figure) that go to seminars but never do anything. that was the final thing to make me take action. i repeated the course this year just because it was so much fun last year and took my dad too. It felt great following everything and not feeling at all lost.
so don’t think that everything is a rip -off – i personally don’t regret a single cent i have spent on my property investing education. even now every book i read (currently, money secrets of the rich by john burley) gives me a new ‘aha’ spin on things.
However my boyfriend thinks i spend too much on materials and tend to get ‘sucked in’ – perhaps he is right……but then again, I now have three properties and he has none….hehe
cheers-
MiniPS yes I agree, Property Secrets revealed is the best amount of info (CDs and notes) in the shortest amount of time out of all the CD sets I have. If anyone I know is interested in finding out more, I just chuck the folder at them and say ‘here you go’ – and that’s out of everything on my shelf, i think steve is the clearest, the easiest to understand, the most information at the right level (not too basic, not too full-on) for almost everyone.
The notes and recording of the Property Masters is the crem-de-la-creme delux version, but you only get that if you GO!!
hey westan, next time I am in the south Island i will look you up, once you are there, that is!
Anecdotal story – an ex-Auckland friend of a friend bought a whole ex-school in Oamaru, (!!!!!!!!!!!!!) complete with classrooms and swimming pool, tennis courts, etc for the price of his house in Auckland! He just lives there with his family and loves it! people are making changes like that for the lifestyle they can get for their money!!
And if you are ever in sydney let me know!!
cheers-
MiniSooshie baby!!
re new piles –
that was no typo – and i didn’t mean the sort you get up yer bum – it’s the NZ word for ‘stumps’!!!love Mini
hi there,
brownwombat, if you are buying in the gold coast you are probably paying 10 times more for one property than I am.
but you will have cap gain there..
so it’s a different situation for a different person…
Like I said…I am starting out…I am at the bottom of the bottome of the market…where I found little baby cheap deals that work for what i want to do (build CF+ base) is in rural NZ…I am from there so comfortable with what it’s like, and know the towns well enough to be able to visualise them…>Mini I need to clarify something! You say you do little research >on your properties.
did I? I meant, i don’t necessarily know the value of every block in the town like reno kings advise knowing.>So what do you research before you purchase.
price versus yield (the numbers) is what makes me look at a place further. Condition, location, land, rentability makes me make an offer. Photos tell me enough to make an offer. Builder’s report gives me an out if it’s in bad condition. Builder’s report person can often quote and do repairs, that you might want to do before you hand it over to a property manager.
I make a lot of calls and ask many questions before I make an offer.
>Oh and ps I do get a pest building report on my properties, but >I don’t want the stress of trying to get a builder, plumber etc >to fix something on a property that is 1,000km away when I >have no control over what gets fixed.
Well you do need someone to oversee that, to make sure you are not paying too much or that the job has been done properly. Let’s say there has been painting done but the place needs a clean-up. Most property managers have a handyman type person that can do that. They just charge you. It’s a lot cheaper over there. The nationwide labourer rate is (for example) 10 bucks an hour, from fruit-picking to section clearing.
>I can’t get someone to do a half decent job on my own home.
even when you are there….so that proves it doesn’t make any difference, right?Small things, the property manager can do (fix dripping taps, etc) big things such as fix roof, fireplace, paint, repairs by a builder or handyman, floor sanding, need project management.
I was lucky to find a good project manager in Taumarunui who has been worth his absolute weight in gold – has saved me much $$$ just because he is a local. He can get the tradesmen to prioritise my job, etc etc like when there is 2 months waiting list for a plumber, we got one that week>Just I refuse to buy unless I can see the area at least.
That’s fine though, it works for you. true for most people, probably. It’s like discussing different chess strategies. there are many and they all work and have plusses and minuses.elysium –
>Do your research, make sure that you’re paying a fair price >(or below what you think is a fair price), and limit your losses >(ie take out landlord’s insurance, building insurance etc).i agree with and do all of this.
>I do a historical price-check on that property and other similar >properties in the area, to see what the most recent selling >price was, and compare that to what the seller is asking for. >If it’s way too much, I resist the urge to buy and walk away.
I absolutely do this, but I do it on GV versus actual sales price, rather than list price, calculating a GV-to-sales price for that area. My areas have been selling for 80-90 percent of GV.
i.e. 23 K list price, GV 20, ratio for the area 80 percent, should get it for 16, so offer is 14, vendor counters 19, I say 17, vendor says 17, I say no, and get place for 16 (which is fair market value according to my research.) and a huge discount off the original list price – nearly 33 percent off.
but i can be authoritative with my offers because i have research to back it up.
I actually virtually ignore the list price – !!!
In fact my first phone call is to the agent – ‘I know what the list price is, but c’mon, what’s the real price?’ to which the agent says ‘ I know the vendor wants at least XYZ for it’ which is often an instant discount. You then use that figure as your new “list price”…hehei find resisting the urge and walking away a whole lot easier if i haven’t seen the house, and therefore haven’t ‘bonded’ with it – only bonded with the numbers!
Having said that, i still react to pictures as anyone would, ‘ooh this one looks nice, polished floor boards and fireplace, bathroom and kitchen look retro, but in good condition, agent says nothing to do, it’s a good area – confirmed by other agent, price is right, we could paint the outside and do a little landscaping at some stage if we ever want to, let’s see what the builder’s report says’….
cheers-
Minimuppet – hi!!!
> 40kms from Taumarunui(pop 3000)
I am madly in love with Taumarunui, that whole area actually, I adore it. I wanna have t-shirts made up and start wearing ’em!!!!
Went there to do an emergency renovation on the worst house on the worst street! hahahah!!! (yes, learned, overspent, made mistakes, who cares, even the mistakes were still cashflow positive. Still think I did well!!!My second and third IPs are in Taumarunui, the first one I got is in Waverly. Never been to waverley, though remember driving through on the way to NP….
>where there are a number of $25000 houses rent about >$100-$120 per week.
yep yep that’s my budget, I have found that the best returns are usually when the house is for under 30K.
>Te Kuiti is also a nice little town close by. It has two freezing >works and a hospital plus it services a large farming area.
Yeah – and Waitomo caves tourism passes through….>I’m looking in Tokoroa in the $50-$70000 bracket. These >houses are still + cashflow even on a P&I. This way will give >me CG long term.
really, interested to hear that you see Tokoroa as a long term cap gain place???
>The PMs I talked too all had waiting lists of tenants for >houses.So there shouldn’t be much trouble getting tenants.
yeah that’s really good to know.Even Taumarunui seems to have rental demand
hi diamond
>Am really enjoying researching this
yeah isn’t it so much fun???!!!
> but think N.Z has alot more to offer.
It does have different things to offer, and I really think that it is behind Australia in almost any trend. From juice bars to property trends. So i think you could take what is happening here (if I could only figure that out) as something that could blow across the tasman in 6 months, a year, two. but I can’t qualify that other than as a hunch>I would like to know how you make offers on prop. in N.Z?
I ring it through the details and they are supposed to draw it up, fax it to lawyer, lawyer says OK, I sign. goes to the vendor to countersign. each agent has their own form, but the middle pages of it are the national standard contract everyone has to have.
‘that’s not how we do things in the King Country’ said the Taumanunui agent, he wanted to negotiate the price verbally with the vendor before writing up the contract. Small town, 3000 people, who was I to argue? Still got the house at the price i wanted. I’d probably been the first person for yonks that had been interested. Within weeks there were other Aussie investors crawling over the joint, and with nothing signed and a verbal offer only ‘on the table’ on another property, i lost a deal that way. without at all saying that my posting here has caused a stampede (which according to my research had already started this year, big-time), several people (- at least- from this site, and that’s only the ones I know about) have bought/looked there, and this is a tiny town of 3000 that can only support so many Aussie investors. …>you sign a contract with the offer on it & are then locked in if >they accept?
I think that any signed offer when counter-signed is locked in, isn’t it?
>Thanks so much for all the great info you are posting, it really >helps.
you are so welcome, thanks for the thanks, it’s always nice to hear it.
>Mini mogul, you make it sound so easy?
I really think that it is. !! Ever played cashflow? Even the janitor card can win the game.
OK I did spend a year learning the ins and outs, I read and read and read, (I have a whole shelf now!) – bought every tape and CD set I saw, spent a fortune on educating myself including 3 seminars, (one three day, the Australian Property Masters, which I repeated this year) studied the materials, looked for deals, used the personal mentoring that came with the Wrap Secrets Revealed Kit to ask Steve stuff to which he personally replied, (even just buy and hold advice-)
and it was Steve and David U that swung me into action in the end, by specifically telling me that i was not nuts, and that it was OK to buy without personally having seen the property, provided i did the due diligence. I remember being really impressed hearing Kim Kiyosaki at a one-night RK event talking about her first deal, and how all-consuming and completely scary it was to her.i think everyone’s first deal has an element of that to it, but I have to say, i never lost any sleep about buying these places –
they don’t make me at all nervous even in a worst case. Hey – they are all insured for more than i bought them for! The level of knowledge you feel you need or the element of risk you are prepared to take is different for anyone, but for me, I needed that much time to feel i completely understood what I was doing. It felt good to get the money working 4 times harder for me in a property than it was in a term deposit, put it that way. Yes, i think it is easy. it’s a few more phone-calls than a term deposit, say, 50 calls per property? And less on subsequent ones, you become more efficient.>Or save your money cause minimogul seams to know most
>things.
I so don’t, but if someone asks a question about NZ and i *don’t* know it and i think that i should know it (even just for myself) I go and try to find out. I’m pretty good at web research and you can find the answer to just about anything if you know how to look and can be bothered.
>as i’ve mentioned before on this forum we are moving to NZ
>in January and i’ll be investing full time.
yay! Congrats!!! wee hee!!
>Quit my job last week
wicked!!
westan – are you sydney or melbourne?cheers-
Minidavo,
was it margaret lomas or jan somers?
>Oh and to everyone I believe that a book by an author whose >name escapes me (female Australian investor) may be a little >to blame for the not looking at properties before purchasing >mentality. She actually advocates this in her book saying she >has done it for many of her properties.
i’ve done it for all of my properties hehe!!>When I look at the net for properties in my price range I notice >that many are in areas I have never even heard of. So I look
>them up and do some research on the towns and suburbs >and still would like to see them before buying.If I needed to do that, then i would still not have purchased.!!!!
however I did a bit of research. All I really care about is what is the rental demand like? I like properties with an existing tenant (with documents to prove what they are paying.) That’s the only way you REALLY know what someone will pay. Even if the tenant moves out at some point you know what you should be able to get rent-wise. As well as that i like David U’s trick of asking a rental agent who’s *not* the one selling you the property to assess it.>Lord knows what mess they really may be in and what nasty >repairs costs lie waiting.
that’s why I always get a full building inspection before I buy.
it’ll tell you all of that and more, right down to how many years the hot water cylinder may last.!>So do your homework don’t rush to buy that property there >are always more coming onto the market if you miss that one.
yep! i find not seeing the properties (apart from pictures) makes it easier to not get emotionally involved and walk away if need be. In the days when i *was* looking at 30 properties in person, I ended up picking the ‘wrong property’ – simply because when the vendor says ‘new roof, new wiring, new piles’ I don’t have the skills (and don’t mind that i probably never will) to tell that all the work is either rotten, incomplete, or non-existant. the builder’s report told me that and I was able to pull out of buying a lemon. After that I became a little jaded about my ability to inspect in person, or even my reasons for wanting to. Did i have to ‘like’ the house, anyway? What does ‘like’ mean to an investor, anyway?
cheers-
Minihttp://www.world-gazetteer.com/c/c_nz.htm#pl_244
here are population stats of most towns in NZ.
hi muppet – are you here or there? if you are here, did you see the NZ Herald article on-line?
Yeah – is your town Tokoroa? it sounds like it, give or take a couple of thousand. I put an offer in on a house in Tokoroa, didn’t get it, probably was too lowball, however somebody bought it probably for around 28-30K, made of untreated timber (*alarm bells*) which the agent said was ‘rotten in places’ (which means it’s a lot worse, if they’re volunteering that info) however tidy inside, huge 1600 sq m land close to town, and with sitting tenant @ 130 per week who was happy with the place. now don’t buy in places like this for capital gain cause you might not get it – might even go down. However looking at cashflow, that’s about, ooh, *gets calculator* a 24 percent gross return. Let’s say the population drops by 2 percent as is expected on the above web-site, you can afford to drop the rent by up to a whopping 5o percent or more and still end up cash-flow positive. So i think a house can always be rented at the right price, even in towns with declining populations.I have one which is not rented yet in a little town of 3000 after 2 weeks. Am I worried that it’s because it’s in the wrong part of town? Or it’s a bad house? No not at all, only because I am probably asking about 20 per week too much. I’ll drop it to 110 or 100 and it will rent. The rental agent and I just both decided to start it higher just to see what happened.
Even at 100 per week it’s still going to give me a 21 percent return. So….don’t be scared of investing in declining towns…nothing happens that fast….150 people leaving a town of 14000 is still OK….because of the decline, you can get the super-bargains, and if like me you believe that houses will never be that cheap again (like under 25 kiwi dollars) and if like me you don’t have that much to spend because you’re only just starting out and want to get comfortable doing deals and using a calculator on baby deals first up, then go for it. And I wouldn’t think you would be a lemming because buying in those kinds of places is so not the norm, and a lot of people will tell you you’re crazy.
i won’t be one of them though, I will say ‘yeah – go for it!’Westan as to do I keep a close eye on NZ?
Yes, i go there several times a year, and about once a year drive through the country a bit. Subscribe to the KPI magazine, look at properties online regularly.
I’m originally from wellington and have a lot of friends in Auckland where i used to live before i moved to Sydney, so yes, you are right, central north Island is where I have found opportunities. 3 hours south of Auckland. Also more convenient personally in case I ever need to/want to go to my IPs or renovate etc – having parents in wellington – than if I was buying in the South Island. but that’s only me. I’ve found as good or better deals in the South Island. I’ve heard of Waimate opportunities, (from you???? Thanks!!) and others such as in Marton (industries going in there) Milton (jobs being created) Oamaru (‘buoyant’ unquote – rental market -town is becoming a cute tourist eco-tourism pit-stop like Ballarat, instead of the run-down ghost town it was 10-15 years ago)
Dundedin (student accom does well) Christchurch (desperate rental crisis at bottom of the market, huge potential for student accom) New Brighton (beachside up and coming)
and also Invercargill (people swear by the deals to be found there, despite declining population – happening ‘character’ mayor Tim Shadbolt does wonders for the vibe of the town
Gore (+ve cashflow galore, last time I looked)you can still get absolute beachfront in the south island for
$$$ affordableetc etc
recovery, who are you phoning? in what way are you not getting much help?
what sort of contacts do you need? I found my lawyer through the yellow pages (!!!) but he’s been great, not to mention cheap – and my insurance broker through the yellow pages too!! They only make about 30 bucks commission anyway…
I can give you their names but like I said leave your email addresscheers-
Minihi rogue,
>hi mini. youre friend whose a grain trader. i probably know >him/her!!! gotta name??
no way! *looks around nervously*
*quickly goes and edits previous post*
it’s not my life to share -, though i still think anonymous anecdotal stories are OK though….>im a trader also hence i know a little about markets and the >way they work. im probably too negative though due to some >of the experiences ive had being a trader.
tell, tell!!
All I know is the profession has a high burnout rate due to ultra high stress-levels. And being a trader is still a job, so if you stop trading, you stop earning, right? it’s not really being an investor, who makes money even if he or she takes a year off. (ideally – and which is why long-term investments are much more attractive to me personally.)>i agree with you. i guess the point is always being in a >position to change. if you over expose yourself it becomes >difficult.
Yes, I think the whole lemming discussion here stems from fear of a possible changing market, and whether people’s current strategies are going to work in this changed market. Good thing to be thinking about – always re-evaluation ones’ strategies to make sure they are still performing as desired.
cheers-
Mini>MiniMogi
i like it…
>It is starting to look like you are our resident NZ expert
oh, shhhhhow super embarassing, more like, I’m an expert at
sitting up later writing long waffling posts on a forum late at night and that’s about IT (did i mention, i really enjoy it!!!???)enjoy, enjolady!!
>DG and Wally, the tax advantages are not the reason to gear >a property.
Although you can legally minimise tax, if avoiding tax is the only reason you bought an IP doesn’t that even make it illegal?
cheers-
Minido you mean pull it out from within the bowels of this site?
no, it’s weird, i tried searching for the words subdivide, sub-divide, minimogul, and couldn’t get the search engine to find it. Manually looked through a few threads but can’t remember what the thread was about and there are so many pages of posts these days….will let you know if i can find it though…or do you mean the magazine? it was in the issue of KPI with the masculine kinda looking woman on an orange/red cover.
cheers-
minioooh, a signed first edition, should be cashflow positive!!!!!!!
Congratulations Steve, i can’t wait to read it, and then read it a couple more times!!!
cheers-
MiniHi Sooshie,
me too only heard the term re: NZ although I know not that much about Aus properties so doesn’t mean you don’t have it here.I was looking for a post I am sure I posted a while ago here, this really long thing I paraphrased from the KPI magazine about what is involved in subdividing a section in NZ. But doing the search function i couldn’t for the life of me find it. I don’t know why. Anyway there were nine steps to it, and it can be expensive. That is why especially with the lower priced land towns people don’t bother and sell their houses on cross-leased land. it’s fine though and quite common over there, however get your lawyer to put in as a condition that he has to see the cross-lease and that it is satisfactory (get the lawyer to word it.)
Another thing they have over there is leasehold land, often council, church, or Maori-owned. it means the properties are often super-cheap compared to their value, because people shy away from it. Leasehold properties can be great for investors though. according to Dolf de Roos. i.e. one I saw advertised for 35K, valued at 55, would rent for 200 per week (it was 2 minutes walk from the polytech) rates were 800 p.a., land lease 1200 p.a.
Numbers still showed a good return…..cheers-
MiniResponsible investing – do the numbers. Do the numbers. Do the numbers *yourself*. Do the due diligence. If you don’t then you don’t know what your risk is. If you know what your risk is in a worst case scenario and you’re Ok with it, then do it.
If you are investing on behalf of other people i.e. breadwinner investing on behalf of a family, then be very careful and do the numbers one extrs time, plus do a bit of extra due diligence!!!>the problem is what if everyone had the same goal. who >would do the work.?
In the east coast of America all the rich boys go to harvard law school or study finance. Nobody does medicine or science any more. So all the doctors there are indian and asian imports. So if nobody wants to be a labourer but the investors all need labourers, labourers can name their price.
Some investors will go back to being labourers, if they can do better….>the market will reach a point whereby it can only accomodate >a certain amount of passive income investors…….the >diminishing rental returns. some would argue we are close to >that point
Put it this way, if capital gain goes sideways in Sydney a lot of people losing money on a weekly basis with negatively geared properties will dump their properties with all sorts of repercussions for the market. However it will also create some opportunities. i think the market is neither good nor bad – it just ‘is’. It’s only good or bad if as an investor you want it to be a certain way. If it changes, then you change along with it.
I have a friend who is losing tens of thousands a day at the moment, because he is a commodity trader, and there isn’t any of his commodity to trade. if he doesn’t do something different, he will continue to lose and lose. Why are people so reluctant to change?
*musing*
Minii don’t think there is anything wrong with ‘the herd’ realising that if they want to be comfortable when they retire, the government is not going to be able to afford to
keep them in the style in which they have become accustomed. huge bell curve of aging population, combined with less in the workforce than ever before, coming up when the baby boomers hit retirement. All the data says ‘more old people coming up’. A lot of investors are saying ‘target the elderly in your investment properties, because they are a growing market share every day.So the Rich Dad Poor Dad investing wave is extremely timely.
I read for the first time John Burley’s ‘money secrets of the rich’ last night which an esteemed fellow forum member was kind enough to lend me, – brilliant! –
JB says that managed funds such as the S&P 500 get a 12-14 percent return. If this is true, then what are property people doing buggering around with deals that return less than?Perhaps it’s because the funds haven’t been doing that well of late – certainly superannuation hasn’t been going nuts lately.
perhaps people fear another crash, or the dollar is down, or they think they can do better with cashflow plus capital gains?Perhaps it’s that property is something you can add value to by improving it, and that’s not only quite fun but also lucrative, as well as making the world a bit nicer in a small way.
I don’t mind the trend towards people taking control of their finances and thinking about their investments all at once. it’s kind of the way things happen in this world, anyway – a lot of people will only be comfortable doing something if they have safety in numbers. i for one wouldn’t have felt comfortable investing in property without tuition from guys that have done it
and a crew to discuss it with (this forum) that i don’t necessarily have around me in real life – it definitely took the fear factor away.also it can seem like skiting when you’re telling tales of deals in real life, but in a forum you’re somewhat anonymous and become text on a page and so it’s kind of quite freeing, I find. Also your looks/age/gender don’t count on a forum (unless you want them to and mention them.)
Back to the herd. I think if a herd runs out and invests, all it’s going to mean is that the wealth will be more evenly distributed among the population. won’t it?
Dolf de roos says that property is much more forgiving than shares and always goes up (historically) if you hold it for ten years.
I think we’re OK. there are still more deals than investors. And when there aren’t, there’s always building businesses and stocks and shares. Anyone read ‘who moved my cheese’?
Basically the better you can deal with change, the better you will do. So when the market changes (if herds investing will change it) we might change our strategies, right?cheers-
Minihey john boy
i have numbers of both mortgage brokers and insurance brokers plus my lawyer, all used to dealing with Aussie investors. Even the small town rural real-estate agents are almost blase about o’seas investors buying properties they’ve seen on the net, as it’s happening more and more these days.For banking, I re-opened a local bank account and do what I can via internet banking, (payments, checking rent has been paid by property managers, etc) and also my accountant has a chequebook for the other things such as settlements, etc.
yep there are some good bargains/yields over there as I’ve found and purchased!
if you want to move there on an Australian passport i don’t think you need a visa, as Australia and NZ have a reciprocal thing, that is, your passport is stamped on arrival and that’s about it. I’m living here no probs on a Kiwi passport. government benefits and health care are reciprocal too.
As far as tax goes, I’m buying as an individual, paying tax in NZ (my only activites in NZ will be property) and then my accountant in NZ will do a NZ tax return and send the details to my accountant here. You don’t get taxed twice though, it comes in as tax-paid money, i think. it’s too gnarly for me to understand, that’s why I have accountants, but straight forward for them. I do individual tax returns in both countries, no trusts or companies. (I lie, i do have a company, but nothing to do with properties.)
And yes NZ is spectacular, and small and easy to get around
(like you could do a reconnaissance trip around the whole country pretty thoroughly in 3-4 weeks, going to 90 percent of towns of 5000 or more, spending 2 weeks per island.)leave your email address if you want to chat further
long grain in surry hills is nice…heheMini
one of the first things i learned at the Property Masters (hope it is Ok to be telling this) is that you can’t fit one single strategy to every property. like let’s say if you want cashflow positive with high returns and you are looking locally and you live in paddington you probably won’t find them very easily. however renovation, flips, might work well, capital gains…
so you have to figure out the area you are studying, if it’s going to work for what you want to do. (i.e. do you want to be funding it each week from your job if it loses a bit each week, or not)
i.e. either fit a strategy to what is happening in your area or else find an area with properties that fit your strategy.
Re all the abbreviations, IP is investment property, that’s the one I couldn’t get for a minute when I started, as for wraps. flips, lease options, they are explained fully on this site on the home page.pineapplelumps
what a totally brilliant name
