Hi Sooshie,

Hope you’re enjoying this heat [8D].

I gave Brent a project to do a few weeks ago which was to look at foreign investment in:

*Australia
*US
*Canada
*UK

He is currently doing the research and we hope to publish the information on the site by mid Feb.

Cheers,

Steve McKnight

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Remember that success comes from doing things differently.
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Always here to help []

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Hi David,

Thanks for your post and welcome to the forum.

Please feel welcome to post more questions, and also replies, in the future.

You ask:

quote:

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I’ve sold a property for $40,000 profit. I have owned it for more than a year.
I was told that I had to pay $10,000 in capital gains tax. (50% of half the profit) is this right?? or do I paid tax on 50% of half?

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The correct treatment is to take half of the capital gain (in your case, $20,000) and include that in your personal income tax.

The amount of tax that you will pay will depend on what other income you have. If you are already on the top marginal rate, you will pay ($20,000 * 48.5%) of you capital gain in tax.

Please note that depending on when you purchased the property, you might find that the old method of indexation will give a better tax result.

See your tax adviser for more info.

Cheers,

Steve McKnight

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The King Is Back!

Hi and welcome to the forum.

I know that this topic has been covered in prior topics. Have a search around (use the search feature) and maybe use the words ‘solicitor’ and see what comes up.

Might I also suggest that you consider joining the Wraps and Vendor Finance Association.

Cheers,

Steve McKnight

p.s. Welcome aboard!

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Hi FW,

There are a few issues that I’d like to alert you to…

The first is that by seeking investors on this forum puts you at risk of breaching Corporations Law, which has very specific rules about making a public offer for investors.

Given that there are over 5,000 members to the site, you are on uncertain ground about whether or not you need a prospectus. I’d get some legal advice about this.

As for finding investors, I’d start with a closer circle or network of people that you know. For example, you might like to approach your accountant you can put you in touch with high net worth (money rich – time poor) people who might be interested in your terms.

As for what to say… well, as an investor I’d be asking how much in, for how much back, for how much risk? If you could answer these questions and be accurate and honest for what could go wrong… then I think you will go a long way to being equipped to answer questions.

Nevertheless, you will only know what to say after you have been asked a question. Don’t be afraid to say that you haven’t considered something if you don’t know the answer.

My experience shows it’s better to be humble than gung-ho!

Having said this… you must know your core offer and service back to front.

Cheers,

Steve McKnight

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Mate,

I wasn’t telling you what to do… just giving you an option.

If it were me though I’d be thinking about two things…

1. How can I turn my -ve cashflow property into a +ve cashflow one, and

2. What do I have to do to invest in such a way as it will bring me to my goal in the quickest time.

Perhaps your indecision stems from not having a structured plan beyond making money?

OK – that’s it… see you tomorrow.

Bye

Steve McKnight

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Hi Chris,

Thanks for your post and welcome to the community… all the way across the pond in the States!

Brent from ny office has done some research on your behalf on the topic of foreign investment in Australia.

We are building some web pages to discuss this, but in the meantime you might like to read:

http://www.firb.gov.au/policy_pubs/download/urbanpolicy.pdf

Good luck! I’d probably look at the JV option for old / established property… but do you due diligence on the investor carefully.

Cheers,

Steve McKnight

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Michael,

Sorry mate, I missed your first post.

The go-to legal guy in Tasmania is Nick Raeburn. Contact him on 6337 5555 (Launceston).

(be sure to tell him he owes me lunch for the referral!)

Accountants? Sorry mate, I do all my own stuff in-house.

Bye

Steve McKnight

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Hi Belladonna,

Sorry I have not answered your post specifically b4 now, but I’ve been busy on the product development side of things getting WealthGuardian finished.

Thanks for making your post and indeed welcome to the community. I hope to see more posts from you again soon.

Now, down to business….

Firstly, congrats on getting in the game. I wished I’d started at age 22 as I’d be a lot further than I even am now. Still, better to start at age 27 than at age 67!

Re: FHOG. Check this out as I was not under the impression you had to stay 12 months. I thought all the legislation said was that you must have an intention to live in the property… something that you have clearly done.

Also, well done on your financial situation. To owe no debt places you in a prime position to really get going fast.

Re: your unit. At the prices you are talking about it is still likely to be -ve cashflow / -vely geared. Can I encourage you to can your focus to +ve cashflow properties? You will find that it will be much easier to own 5+ when they make you money rather than cost you money!

Now for your specific questions:

quote:

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What can I do with the cash to earn some $$ without causing me major tax headaches & tying up the cash too much

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Hmmmm – be sure to understand that with reward comes risk. You might find that the best short term use of the money is to temporarily pay down your mortgage (check fees for redraw first) as you will get a better after-tax return doing that than leaving your money in a 3% term deposit.

In the longer term I’d look at wraps.

quote:

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2) My fixed interest period runs out soon – is now the time to lock it in to another fixed period or should I let it convert to variable?

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See comment above. But I think that if you worked out the after tax interest on your deposit vs. the interest saving off your loan by setting up a redraw facility… you’d be much better off with the latter option.

ie: you have $15,000 which at 3% per annum will be pre-tax interest of $450 p.a. You will pay 30% tax on this, so after tax it is really $315.

Let’s now say you have a loan of $130k at say 6.5%. The interest you pay on this (assuming it is interest only) is $8,450. If you pay off $15k, then your interest is $7,475… that is, $975 less, plus you don’t have any tax to pay.

Does this make sense?

quote:

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3) What tax breaks should I be angling at when I rent it out? How does negative gearing work?

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I have written an extensive article on negative gearing that can be found as per Nathan’s post. You actually have a -vely geared property as your expenses will be more than your income.

Negative gearing is a strategy that works well in times of capital appreciation, but the side-effect is that it will keep you in a job in order to earn enough money to fund the tax breaks (ie. make use of the depreciation) and also the -ve cashflow.

The way to owning more property in the short term is to continue to save and then look to buy properties around the 50k – 70k level that are +ve cashflow from day one.

My thoughts on super is that for someone you age and your plans, it would be better to contribute the minimum and keep control. Don’t let the tax tail wag the investing dog!

Cheers,

Steve McKnight

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Hi IB,

Thanks for your post and welcome to the property investing community.

You ask:

quote:

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What I am wondering is if anyone has quantified
how much it costs to get going with wraps.
ie. solicitors fees, accountant’s fees, etc.

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I’d recommend perhaps doing the first one in your own name… only to see whether or not you like the strategy and also to save the $2,000 odd dollars it costs to set up a good structure.

Re: solicitors fees. This all depends on where you invest. If in Vic…. it will cost you nothing for the contract, but it will cost you about $700 for the conveyancing. Same goes for NSW (I think).

In Qld though… there are a few lawyers who seem to charge like badly wounded bulls. I heard one firm charge $5,000 before you’d even purchased a property! Still, with more competition, prices seem to have started to fall.

Perhaps the kicker in all this is that all States seems to disallow you to sell b4 you buy in a wrap. This means that you have to settle on the property b4 you can onsell, so you will need to fund the deposit and closing costs and then receive back your buyer’s depsoit.

So, this all seems to be leading no where []

What I’d say is to allow:

• 20% of the purchase price as a deposit
• 5 to 7% of the purchase price as closing costs

and that will see you right.

Thanks again for your post.

Bye

Steve McKnight

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