Im fairly stuned to read that some people think that 4 to 8 weeks per year is an realistic period of time to factor in vacancy in an IP

Ive got 3 examples,

1/Owned 1 year, tennants have lived there 5 years and paying market rent

2/Owned 3 years, 2 tennants ,not empty 1 day ,even at the change of tennants.

3/ Owned 9 years, lots of tennants,longest vacancy 2.5 weeks ,clean up and new carpets after bad tennant got kicked out for not paying rent,lost 2 weeks rent and replaced 70s shag that had seen better days. Average vacancy would be no more than 3 days per year.

What areas are you renting that you think your IP may be vacant for almost 2 months in a year ? I wont mention what l would say to a PM if they sugested my IP may be vacant more than a week or so after getting 28 days notice to vacate

Regards MITCH

Gday Peter,
to date i’ve never had a problem at settlement ( touch wood ) ,valuations , doc’s etc becouse l maintain regular constant phone contact with all the people that are involved.l prefer to maintain this contact dispite their assurances that there will be no problems

Gday Tails,

so your back. Instead of all the muck throwing that you seem to enjoy why dont you clear the air and tell us where this attitude comes from , or go away like a sniviling little…. mate,you have no credibility

If you crunch the numbers on a deal and it fits into your plan,l dont think it matters where abouts we are in the property cycle. MITCH

Gday Lucinda,
so your decision to renege was nothing to do with the Agent? You changed your mind after the vendor accepted your offer becouse the risk of not getting the return you were after was too high ? MITCH

I wonder if thats company policy and are they a small independant agent or part of a national franchise?

Gday FNQ 2002, l think you need to find out how much your PPOR is worth as a renter against the size of your current loan payments inc rates etc this will give you an idea of affordability.l would imagine if you rent it these payments become deductable against the loan.You have equity if you x coll this and your new PPOR but can you meet the lending requirments of two loans in a lenders eyes? MITCH

Gday Robert, lve got a couple,keep your plans away from non investor types,l cant recall a positive conversation lve had with people who dont have a consept of investing for the future/early retirement etc and be thorough with your financial plan to take to your lender,if they wont lend the money theres not much of a plan left MITCH

G,day Tails277,now l must admit,when l first saw your post my imediate reaction was not particuly complemetry but as my computor was playing up l was unable to respond.I can now say upon reflection that YOU INSPIRE ME! The way in which you put down any form of property investment as foolishness(my interpretation of your attitude via your posts)is brilliant.It has made me sit down and take a good hard look at my investments and my ten year plan to take me to fifty years young.Tails,for me, my plan is going 8.5/10 and will allow me to do things other than work at fifty.So WHAT IF interest rates go up?so will my payments but over the last ten years my rents have gone up and ive reduced my debt .Debt reduction is part of my plan. WHAT IF l cant find tennants for three months? l buy late model brick etc and l maintain them well,not a lot positive cash flow but fantastic capital growth and lve not had a problem big enough to remember,sorry ive forgotten your last WHAT IF.My biggest WHAT IF is not hearing someone say “look out for that bus”.Maybe ive just been lucky but ive always thought you make your own luck and l fear regret more than falure.So get out there and have a go,if property isnt your thing,thats OK its works for me[]