Good point Terryw!

I’m renting and have 7 IP. It’s works well for me .

The area I live in has liked 3% return, but it’s a very good place to live! I’m do not like the idea of having well over 500,000 in non-deductable loan if I buy in my area. The dent in my cash flow will mean I’ll have to cut on my development projects.

The places I’m buying are at least 7% return and I do renovations, subdivisions and development to increase return and build an equity.

My very cash-flow wise future plan is:

1. Keep renting and actively investing for cash flow and profit in next few years.
2. Keep money on offset accounts until I have enough to buy a PPOR for cash.
3. Buy PPOR for cash.
4. Then draw an equity from home loan and use for further IP. This way all loans will be tax deductible.

Definitely pool fencing.

Loop only will the cheapest way, loop & spear – about 15% extra.

Charcoal or navy colours work the best for me.

Don’t listen to this – steamer will remove as many layers of paper as you need. I don’t find Paper Tiger useful at all. But it comes with a steamer when you hire it anyway (about $40 a day for a set). You'll probably  need it for half a day only.

If your wallpaper has a vinyl top coat – just tear it off before steaming. It comes off  easily and in large pieces. It will take 15minuts to scratch it off the whole bathroom. After this is done steaming will be a piece of cake.

The only thing to worry about – you never know what’s under the wallpaper until you remove it. Your walls may be damaged, patched, etc.

Ask you friends for referal;

Real Estate who is currently managing your proeproty will be able to give you few contacts and advice on what to do.

Call few tile shops in your area for advise and contacts.
(…by the way – ask them about any discontinued products you can get cheap…)

And then tiler will ussualy recoment you plumber, etc. and it works out cheaper then when you get builder's quote.

I think if you don’t buy another PPR (but you can have IP) – you can have a 6 years exemption from CGT if you move on rent. You can negative gear your property while you are on rent and as long as you move back by the end of 6 year period there might not be any CGT. At least this the situation I’m having – I lived in property for 3 years, rented it for 4 (I have few investment properties, but didn’t had a new PPR and rented this time) Now I’m selling the original PPI and my accountant says that looks like I’m not going to have any CGT.. 

Really – take a time to save money for the deposit!!! If you can’t save money now – how you think you will keep yourself organized with repayments?
 

Looking (and trying) for years quite a few financial advisers and coaches I learned few things: 1.     No one is going to care about your money the way you do; 2.     No one really knows what is going to happen with the market.; 3.     Financial advisors work at their job (or business) for a living. If they knew how to make money in property they would be retired!!!  4.     If the deal they offer you is such incredible – it would be snapped of the market immediately without FA. If developer going to a different state to FA to sell it (often for a higher rate then a local RE) – there must be a reason for it (usually not good for investors)… 5.     Unfortunately there are no lazy and care free money – if you want incredible financial results you have to do go extra mile to get it! 6.     The best many are made in the properties were you can add value – development, subdivision, reno, extension, etc. FA will sell you a new property that already has a mark up from the work done by research, planning, building, development, RE (FA) sale…  Now you expect to earn something here too?.. may be you will… But this will be get the most risky and speculative gain… Really – why don’t you jump to the front of the line earn safer money and let someone else carry the risk of buying the developed property. 

Just take your benchtop with all mesurements to the postframer. They do it all for you.