3-5 years. If you were happy with a passive income of 50,000 per year (as retirement) 
would be about 3 developments. 

1st development. Might be a 1 into 3 or 1 into 4 split. Where you sell 2 or 3 houses and keep the 4th debt free. Or with low debt.
that should net around 300k in equity and produce a rental of at least 300 after expenses a…[Read more]

Selling PPOR for a deposit on a subdividable investment property would be my advice as well , would get you Another 60-75k based on your sums 

personal loan from bank, family or friends, to cover hard costs of (assume 30-40k for everything) it would be variable due to property and number of subdivisions.but for single that would be a good amount…[Read more]

Subdivide to sell the existing house. Whilst building on the subdivided land. New home will build in more profit then selling vacant land and also if kept for rental you have great depreciation for first couple years.

Things to research and or will help you

– land division costs (surveyor) differences between Torrens and community pricing
– hire…[Read more]

How much Servicablity do you have ? 1-2 mil or more. With 5 mil / cash (not equity),
I think you can make a bit more then a million in a 18 month-2 year period.  Plenty of medium/ high density developments in good areas, 20/30 2 to 3 storey houses. That would bet closer to 2.5 mil.-3 mil (depending on intrest for loans if required or not)  With…[Read more]

I'd take that advice with a grain of salt on the surface it sounds pretty. But in actuality sometimes it is not practical. If the unit you buy is completly trashed. Stained floors, no kitchen, smashed tiles in the bathroom, broken windows, bad smells etc. I don't think it's reasonable to consider that a person would live in such conditions.
plus a…[Read more]

I reckon I'll be steve here and comment.
if your buying a brand new unit, your buying a solution. By buying a older, Unrenovated unit you are buying a problem and by renovating it your are Turning a problem into a solution and the excess is equity or cash upon resale . 

And honestly gutting the whole thing or just tidying up is completely based…[Read more]

– paint the unit. Tissy it up a bit. Renovate it on a budget, Try get a revaluation done in say 6 months time. Or less depending on the lender.  That will gain you some extra equity you could draw out as a 2nd loan for a deposit. (don't over spend, just spend like 3-5k to add 10-15k in your 300-350k max sale price range.

– your partner paying…[Read more]

with your loans.
i would consider changing at least the investment property loan to interest only. As that is the tax deductible loan. And redirecting the "principle "component into your offset account of your PPOR. As your PPOR has the debt that is not tax deductible. Thus your principle payments will pay more off the principle if you have more…[Read more]

The reserve bank act in response to the global and australian economy.

when it goes to shit, they drop rates
when it runs well they rise rates. 

Expect a few rate rises over the next few years.

also just because we have had the lowest levels of rates in recent years. Doesn't mean anything really except that people that are saving money are…[Read more]

Creating income streams will net a higher result long term then buying income streams. Good development can return great equity gains and positive cashflow at the same time and is repeatable. Purcashing 100,200,500k below market value that has a positive cashflow is less repeatable.

Same problems as catalyst,  base your LVRs against the land value of the property – 10 % as some valuers will even include a deduction for demolishing the house to get to the land value. As you won't see the CBA bank manager in there with a paint brush fixing it if they reposess. 

Thanks for that terry. 
You have proberly answered this in another post. But what formal qualifications have you done to gather the taxation, estate planning and other legal/property related advice over the course of your career. 

I think the vendor arguing for a bigger deposit is a social upbringing. The majority of houses being sold have been owned for a while and anyone above their 40's would have grown up in a time where you HAD to or it was socially accepted to offer 10 percent as per the same conditions as a regular auction. 

jacm what are some of the reasons you…[Read more]

I thought the was limits to how much you can gift a spouse or a relative etc
my other comment was the thought of setting up a testamentary trust for the grandson/son. 

Your grandmother should be entitled to the Capital Gains Tax exemption for her Principle place of residence. A better method would be … Say your renovation budget is for example 100k.
For you to lend that money to your grandmother at normal lending rates, have your grandma do the renovations (you could organise it but all receipts in your…[Read more]

I wasn't indicating they could have your entire deposit . But if you breached a contract they would have ever right to sue you if they then sold their home under what you offered. And with a larger deposit in the agents trust account they would have a greater chance and or greater possibility that they would in fact do this. 

Yes if a buyer was…[Read more]

I think chances of a interest rate drop are slim at best.
no yearly fees for myself 

FIxed in a few loans at the 4.79 % 2 years with CBA when that offer came out.

Its just simple seller psychology. 

There might be 3 offers on the table.
the seller is asking 500k for his property. (He is a desperate seller, he might even accept 470k)

Person 1 offers 500k with a 1k deposit and subject to finance, the agent discovers he has never bought a property before before and he is currently unemployed.
Person 2 offers…[Read more]

and actually CASH offers Might not be a quick settlement anyway.
Just because you can settle and have the money available, doesn't mean the the sellers bank has all the discharge papers and potential valuations of the sellers other property already organized. You'll still find that it can take up to 3 weeks if the seller has finance on the…[Read more]