hi mrsimba2

it is now quite difficult to buy cash positive (even returning 10%) in Victoria this has been the case for some time (over 12 months). the highest returning areas are places that you wouldn’t want to be investing, little towns in the Mallee etc where the population is declining. try to stick with towns over 5,000 i think. having said that where can you find them ???
Latrobe valley doesn’t have much under 100k and rental is only 135pw, out westan you have stawell for about 75k you only get 120pw, horsham 95k for 155pw, Portland you need 110k+ for only 130pw, North of Melbourne the yield returns are even less. Seymore over 120k, shepparton’mooroopna over 125k and 155pw, Echuca’s even more expensive. this is just to show how hard it is at the moment in Victoria. I havn’t lived there for 5 months but feel i have kept up with the market in this state, feel free to correct me if my info is wrong.
can other add there findings to this list.

regards westan

I find +ve cashflow deals in New Zealand which I sell to other investors. To be on my database send an e-mail to [email protected]

also try

http://www.property.com.au
http://www.propertyguide.com.au

but sorry to disappoint you, there is not much left of any quality in australia. but don’t stop lookikg just because i said, because there are still deals to be done

regards westan

I find +ve cashflow deals in New Zealand which I sell to other investors. To be on my database send an e-mail to [email protected]

Hi adam

first of all before i start i should declare my hand i find properties in NZ as does richmastery.

i have never dealt proffessionally with them but have seen some of there deals, what concerns me about them is 2 things 1. they charge $3995 for finding the deal, a lot i think. considering others such as Minimogel does it for the same price we do $1200.
2. they always state the property is x amount below value, i find that really difficult to accept. i wonder how accurate the valuations are ? it means nothing if a valuation has the property at $250k yet if it was put up for sale it would only get $220k the same price that you paid for it. I wonder if another independant valuation would agree with the one supplied by richmastery ?
So the valuation they put on the property might be something you could look at, compare the property with what price comparable properties are selling for in the area. If infact the value is 20k below market value then of course a 4k charge is certainly worth the cost.
i am not seeing the NZ market as a place where you can easily pick up properties 20% below what comparable properties are selling for. unless they are more clever than me at finding deals i am sceptical.

regards westan

I find +ve cashflow deals in New Zealand which I sell to other investors. To be on my database send an e-mail to [email protected]

hi guys

in my trust janine (wife) and i are the appointers, i am the trustee and my children, my wife and myself are the benificiaries.

we also make distributions to our church which is great because we can donate with pretax dollars where as if it was from an earned salary it would be after tax dollars.

regards westan

I find +ve cashflow deals in New Zealand which I sell to other investors. To be on my database send an e-mail to [email protected]

Hi Misty

i’ve played it a few times and enjoyed it everytime. It’s not the sort of game i’d want to play every week though. the funny thing with my experience is those played the game as the live life. My friend whose game it was never got out of the rat race on any of the occasions he played. He kept landing on “doodad” cards and like in real live had heaps of “toy” but had to keep working.

regards westan

I find +ve cashflow deals in New Zealand which I sell to other investors. To be on my database send an e-mail to [email protected]

Hi Monopoly

First of all i want to say my comments were not ment to be a personal attack on you.

What i see as the “faulty” view of cash positive investing is that it is done at the expense of capital growth. I feel that this is wrong. We should buy cash positive that will appreciate in value. Yes it can be done if you invest carefully, thoughtfully, after reasearch etc. I believe it is just as wrong to assume that cash positive means no or low capital growth as It is equaly wrong to say it is negatively geared therefore it will appreciate.
I see the two concepts not linked to each other, capital growth and cash positive can be achieve together. I used an example to show that in my previous entry. Sorry Kay henry , i know you don’t like old examples but obviously i can’t show what my purchasers today will be worth in the future, however i believe all my purchases in the past 6 months will be worth more in 12 months time.
Long time member to this forum know that i buy cash positive in areas that are about to experience so major boast to there local economy, examples include centers of 5000 people that already have no vacant homes and will be opening a new industry that will create 300 jobs, in my opinion this is a good possibility for capital growth. i hope that explains where i’m coming from.
Jo i certainly wouldn’t see you as a novice investor.
sorry jo, but you made this comment
“NEVER in all my years, have I EVER seen the property market DROP. Instead, what I have seen, is a reduction is property prices which have occurred as a reflection of their “actual” worth and not that of the market’s inflated ego!!!!”
well isn’t that a price drop? when ever the market goes down it is a price drop. Melbourne prices reduced or dropped in the early 90’s but not by very much maybe 5% on average.
so Monopoly to sum up i was more commenting on the idea that cash positive is done with out capital appreciation, as i commented earlier given the example you quoted i would in that example take the property that will show the capital growth, as in ten years it would have doubled in value and you would be ahead by miles over a property that hadn’t gone up.

regards westan

I find +ve cashflow deals in New Zealand which I sell to other investors. To be on my database send an e-mail to [email protected]

Hi guys

well on your senario Jo i’d go for the 5% plus 10% growth, mathematically you end up miles ahead in the long run.
HOWEVER
i feel that the question comes from a faulty view of buying cash positive properties, this is something that poor old Yack still can’t get his head around (we have had lots of good debates about this). When you buy cash positive why not buy cash positive that will appreciate in value. That is what i do and advise other to do also. i see this types of deals every day.
Here is another question what if the market dropped 10% which would you rather own a property worth 80k returning 10% or a property worth 160k returning 5%? See thats where the question is also faulty we just can’t predict what prices will do. No One was saying BUY in Elizabeth, Adelaide for capital growth, back in 1997 when i picked up properties for 21 – 24k. Even though these properties were returning 100pw (a 21% return), everyone said they will not appreciate in Value, i believed them. However last year i sold one for 93K. I use this example to show how cash positive doesn’t mean no capital growth. In fact my portfolio was appreciating by $1,000 per day last year and all the homes were cash positive. I don’t want to appear a show off but you can buy cash positive and get capital growth.

regards westan

I find +ve cashflow deals in New Zealand which I sell to other investors. To be on my database send an e-mail to [email protected]

Hi Guys

sorry i’m tougher.
if you want to make it quickly then the best thing is to keep renting and build your investment portfolio. i believe you need to buy cash pos and areas that will go up.
you are better off if you can give away the idea of your own home till you are set financially. it is far cheaper to rent than to buy especially if you live in Melb, syd or Bris.
It also comes down to your own personality but i (who haven’t rented for 8 yrs) if i had to start again would buy my own home unless the loan repayments were equal to the rental costs.

thats what i’d do (but my wife wouldn’t agree).

regards westan

I find +ve cashflow deals in New Zealand which I sell to other investors. To be on my database send an e-mail to [email protected]

hi shirley

for someone who is promoting a new site that is easier to use, boy i’d hate to see the old one, i got really confused with this one.

By the way when you cut and paste a message you only need to do it once. i might be stupid enough that i need to be told twice but the others here are prety switched on.

regards westan

I find +ve cashflow deals in New Zealand which I sell to other investors. To be on my database send an e-mail to [email protected]