I have Property Manager Pro Version 3.14, I can email it (6Mb) if anyone wants it. Also heres a freebie, looks ok.

http://www.otter-software.com.au/Software/PropertyTrackerPages/NEWSBREAKNOWFREE.html

Hi again Fudge,

Yes I agree, depreciation wont affect plan 1 or 2 differently. But if your reducing debt quicker than normal and relying on cash flow, depreciation is a big part of it. It could turn a neg geared property into +ve CF. Yeah before 18 July 1985 you cant claim the special building allowance for residential property. From July 85 -…[Read more]

I just realised that Stamp duty, Agents commissions, conveyancing costs or any other improvements are all capital costs and cant be claimed against your tax. Instead they reduce your gain for CGT purposes on sale. Loan establishment fees can be claimed over a 5 year period I think.

I do believe that only the interest portion of your repayments…[Read more]

Hi Fudge,

I have always prefered to invest in property to keep for the long haul and to eventually live off passive rental income from those properties. I buy properties every year or 2 now and reduce debt considerably at the start of the loan. Yes your ROI will decrease because of your increased equity BUT dont forget your cash flow will…[Read more]

Great Stories,

Slum Lord, sorry but I just about wet myself.

mmmmm landlords insurance !

Gday,

Wouldnt these 3 properties actually be negatively geared (positive CF after tax), seeing the highest any of them return is 4.8% ?

These figures are a bit out of my league, but I would have thought youd need a few positively geared properties to alleviate pressue from the other 3 ie.

Hi Wannabe,

I tried to get more info for you, my wife said that it does have low areas, but she couldnt remember where. I could find out but it will take a little time, let me know if you can wait ?

Cheers

Oz

“Success comes from having the proper aim as well as the right ammunition”

Hi,

I couldnt link to that site Simon, but land tax is a state tax so you can minimize by spreading your investments around each state. The amount payable depends on the value of all your properties land values in a particular state. Tax levied goes up at increments of 100k,300K, 500K,1M and 2M.

I have the figures here, if you want let me know…[Read more]

Hi all,

I lived in Katherine for 7 years, and was there during the FLOODS, yes Katherine is a natural watercourse. The whole town except for a few areas in Katherine went under, I was in Katherine East and was untouched by about a foot. I think the chances of it flooding like it did then are pretty remote but a lot of people didnt have adaquate…[Read more]

Hi,

I am buying a niche unit in Mitchell St, right in the main drag. Positively geared, 8% net, lessee assumes all operating costs including vacancy, insurance, rates, and body c. NAB guarantee for the first 5 yearts. There were 12 left last I heard. They have commenced construction and completion is scheduled for June next year.

I have the info…[Read more]

Hi all,

I am in the middle of a commercial lease back deal. Its my first niche property so its a little scary. The NAB is providing the guarantee for the first 5 years. The lessee assumes all operating costs, including Rates,Mgt Fees, Body C, Vacancy and Insurance. The lease is 5x5x5 with a ratchet clause. Return is 8% net, it is CF positive and…[Read more]

Kym,

Thanks for your post, I enjoyed it and learned something new from it.

Im actually on the other side of the world and use PM’s in Oz. All the more eyes and ears near your property the better !

Cheers

J

“Success comes from having the proper aim as well as the right ammunition”

I know having CF pos property is a good thing to look for but is it the only priority ? Are you taking Depreciation and other Tax benefits into account in arriving at your cash flow position ? The more I read in these forums about 30 or more properties bought in 1 year and wrapping[], the more it scares me.

Buy and hold ! – you may not get rich…[Read more]

Im no expert either, but for me keeping it would depend on how much of a dump your talking about and if its going to be an endless $ pit. If its sturdily built or in a good area and how close you were to seeing a neutral and then positive CF.

As for finance find out what LVR the banks will give you as this will effect your borrowing capacity…[Read more]

If you go to the Real Estate Institute in your state (eg. REIQ) they have course information on their websites and real estate management is contained in their Modules.

But I do agree with Steve, youd have to weigh up the Savings Bucket with the S&%t Bucket !

Also I would make sure your property manager or any agent is a member of the Institute…[Read more]

George,

I cant say for other states, but in Qld there are 2 commissions and 1 management fee.

The 2 commissions (which are negotiable) are Letting and Rent Collection, both are capped by the PAMD and depend upon length of tenancy and if the Letting commission has been charged or not. More than likely though the letting commission will be equal…[Read more]

Cheers Steve,

I live overseas and always stock up on IP books when I return home. I hadnt heard of your book until coming to this site.

I’ll be sure to check it out when Im back !

Ozpat

“Success comes from having the proper aim as well as the right ammunition“

Im a Newbie on this forum too Investorgirl.

I havent read that book, but ive just finished Margaret Lomas latest” How to Maximise your Property Portfolio” found it very helpful for going through after tax cash flows. The parts in her book about Niche property couldnt have come at a better time as Ive just bought my 3rd IP which is very…[Read more]

Damn ! 3 to go

Hi All,

I have just put a deposit on my third property which is quite Niche, but it is positively geared[] ! The Unit will return 8% net, no Body Corp fees , no rates, leased back on 5x5x5 with ratchet clause.Lessee assumes all operating costs including Vacancy and Insurance.Bank Guarantee for the first 5 years from NAB. My Unit is $123750 GST…[Read more]