Yes definately Ali go for the deck.This is relatively cheap and adds heaps of value if you open the property up.
I have just done one and doing another soon.Im no builder but found it quite straight forward.

I would use a couple of french doors from bunnings too.(they are $159 each)
If you are handy and can knock it up yr self with a couple of mates the materials for a say 5.5m by 3metres deck would be
around
retail
$700 for the joists and bearers (hardwood or treated pine )
$700 for hardwood mabu top planks
$700 for 12 steel posts
$500 for a ready made railing
allow $300 to dig posts (we hired a jackhammer but hopefully youll just need a post hole digger at $150)
and to modify the house doors.
$400 max for a new lentil and timber for wall (and allow another $400 for extra gyprock etc )
$318  for french doors
and if its in nsw and above
a metre off the ground youll need council approval
allow $300.
so for a few grand youll prob add at least $15k if not more depending on area and view !

Then you can do a few bits yrself using a bit of pine bark blue metal ,grass and some sleepers to tidy up the yard

Hi guys,

good to hear from you Martin !

It all seems too good to be true doesnt it Jeff.

If this property is the same as most of the other properties at the price on the market in  west new york,
the truth is that 40K property , was possibly(probably) purchased recently for around 3 to 15k ,
had 2 to 3k spent on a good tidy up and on sold .(or put on the market now.)
There are literally many many hundreds for sale and i know people who honestly have had trouble giving them away
,that have ended up letting the city re possess them.

The tenants are tough,
 and the management is even tougher,
 and the integrity is even worse in the area so dont fry yr money mate.
 Dont even do it if you can buy them at 3to 15k ,unless you are in the area yrself and can manage the whole of the deal ,
dont put yrself through the stress !

Kind regards

Hi Jeff,

thanks for the info .
Have you previously invested in rochestor ?

If its tenanted ,yes you usually can claim it as a going concern and request yr solicitor to mention this in the contract
adjustments(no gst needed (if already put in as GST payable)

By timing it on the end of the quarter it means when you would r putting yr gst quarterly bas report in with the ato you time the contract settlement   around the same day you will receive the money back  so you are not paying months and months worth of interest only a few days at the worst

hi guys,
i just did a couple with "style "brand from big w(white).I got it at sale time for $3 a litre and it is quite a good paint for what you pay.
Ive also used the "flair brand "but it is very thin. (ok for out side though for a quick turn job.

Hey Rob,
yes mate it totally depends on how you choose to write the lease on set up.You usually negotiate with the tenant on specifics.

Generally i set mine up so that the tenant covers all outgoings in regards to maintenance but i cover break downs.I put in the contract that the tenant must have a contract with a maintenance company to service every 6 months (or whatever) and he needs to keep records so if something actually breaks we can see if he has been maintaining it.

Ha ha ha Seth hey man ???
Hes well and truly bankrupted and liquidated  now thank God!!

Hey Bardon I just connected onto the forum and caught yr name ,
hows things?

Mal you could try Ben Carmona but im not sure if hes still in business after the crash.
he has integrity which is hard to find in this game.(but dont take anyones word for it check him out!)
http://www.bencarmona.com

hi Mal if you are looking for retail prices look at http://www.realtor.com but
if you are buying you are much better looking at wholesale properties and their are heaps available currently.To get the best deals you need to be their on the ground and the deals are close by .
Among other things,I personally would place an add in the local paper in dallas or wherever you are in texas .
Try buy a distressed property and arrange a minor rehab on it.You will make good dollars this way and build quick equity.

The labour is  very cheap over their and if you arrange the workers yr self and manage them you will get a rehab cheap.

Also materials are very cheap also compared to aus,substantially.

Kind regards

Hi Mal,
I have a good connection at HSBC(the business banking manager) and they tried everything they could to get me a loan being a foreign national with no credit score or SS number.

   They said they could do it but then later realised they couldnt.I did get a credit card though from them quite easily and this can help with a loan later.