top tips for investing in property
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Top tips for investing in property gartley forex patterns

Top tips for investing in property

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It can be a regular income and long-term value appreciation. It could also be that you want to make small to medium profits in a very short period. Clarifying your goal is the first step to defining your investment strategy. There are several real estate investment strategies, and each one has its pros and cons.

The best strategy for you depends on your particular circumstances and needs. Examples of real estate strategies include buy-and-hold, fix-and-flip, long-term rental property or vacation rental, and long-term rental property. Apart from choosing your strategy, you should also decide your niche. This is the specific property type to which you want to apply your strategy. Examples of property niches include single-family houses, small apartment buildings, commercial retail, etc. What factors make an area good or bad as a potential location for your investment properties?

They include population demographics age, income, education, etc. Gaining an understanding of the fundamentals will help you make a good decision about the best locations for your investments. Most mortgage brokers are familiar with residential mortgages, but the process for obtaining a buy-to-let mortgage is completely different from that of a residential mortgage. Using a broker who is familiar with investment property mortgages will help you get the best terms from lenders.

Who your broker is can mean the difference between an application that is rejected and one that is approved. And when buying houses below market value, the speed with which mortgage processes are completed can make or break a deal. This will depend on the experience and connections of your broker. When getting a mortgage for an investment property, you usually have a choice between interest-only payments or paying both the principal and interest.

Choosing a mortgage that allows you to pay interest only is better. It allows you to maximize cash flow and equity growth on the property while saving thousands in the mortgage payment. The money saved can be redirected into paying off the mortgage principal on your primary residence.

Using interest-only mortgage also lets you take advantage of tax deductions for the interest payments on the investment property. This is when your investment loan is secured using more than one property. A common example is when an investor uses their home and the investment property as security for the investment loan. The problem with this kind of loan structure is that it gives the bank control over properties that should normally not be connected to the investment loan.

In the event that you default on the loan, the bank can sell your home. The better way to structure your loans is to split them up by using different banks for your investment property and your home. It costs more, but it is safer. Getting a handle on the various tax laws as they relate to investment properties can be very difficult.

Unless you are an accountant, it is highly unlikely that you will know all the small loopholes you can exploit to cut down on your tax expenses. This is why you should not view the money spent on a good accountant as an expense. This type of insurance generally covers property damage, lost rental income, and liability protection—in case a tenant or a visitor suffers an injury as a result of property maintenance issues.

Keep in mind that standard homeowners insurance policies may not cover losses incurred while the home is rented out. Contact your insurance agent to make sure you are adequately insured. To lower your costs, investigate whether an insurance provider will let you bundle landlord insurance with a homeowners insurance policy. It's not just maintenance and upkeep costs that will eat into your rental income. There's always the potential for an emergency to crop up—roof damage from a hurricane, for instance, or burst pipes that destroy a kitchen floor.

It's tempting to look for the house that you can get at a bargain and flip into a rental property. However, if this is your first property, that's probably a bad idea. Unless you have a contractor who does quality work on the cheap—or you're skilled at large-scale home improvements—you likely would pay too much to renovate. Instead, look for a home that is priced below the market and needs only minor repairs. For every dollar that you invest, what is your return on that dollar?

Stocks may offer a 7. The more expensive the home, the greater your ongoing expenses will be. In addition, experts advise never to buy the nicest house for sale on the block—and ditto for the worst house on the block. Condos can be a good option for rental property buyers because they tend to be more affordable than comparable single-family homes, and they are often located in desirable locations think: at the beach or a ski resort. Additionally, condos often have fewer maintenance demands because owners aren't responsible for taking care of the grounds or the building's exterior.

Still, financing a condo can be trickier than getting a mortgage for a single-family home. It's also important to consider potential special assessments. You may be able to swing the monthly dues with no problems, but if the building needs, say, a new roof, you may owe a special one-time payment that could be thousands or tens of thousands of dollars.

Rental owners need to be familiar with the landlord-tenant laws in their state and locale. It's important to understand, for example, your tenants' rights and your obligations regarding security deposits, lease requirements, eviction rules, fair housing, and more in order to avoid legal hassles.

Rental property owners can manage the property themselves or hire a property manager. Still, hiring an experienced property manager can be well worth the cost. After all, it means less work and fewer headaches for you, as you take advantage of their industry expertise. In general, a property manager will:. To decide if hiring a property manager makes financial sense for you, ask yourself these questions:.

In every financial decision, you must determine if the payoff is worth the potential risks involved. Does investing in real estate make sense for you? Because your income is passive, notwithstanding the initial investment and upkeep costs, you can earn money while putting most of your time and energy into your regular job. Unlike investing in stocks or other financial products that you cannot see or touch, real estate is a tangible physical asset.

Although rental income is passive , tenants can be a pain to deal with unless you use a property management company. If you would like to invest in a rental property but don't have the money or expertise to make it happen, you might want to consider a real estate partnership. In simple terms, an investing partner helps finance the deal in exchange for a share of the profits. Keep in mind that a partnership isn't an "easy button," and it doesn't get you out of any work.

You still have to do your homework, practice your pitch, and be ready to show prospective partners that the investment makes financial sense. You don't need a Wall Street connection to find a real estate investor with which to partner. Instead, you can ask your own network of family and friends, find a local real estate investment club, consider real estate crowdfunding , or search for social media groups that target real estate investors.

Lenders typically have stricter guidelines when it comes to rental properties. Rental property mortgages have a higher rate of default because borrowers in financial trouble tend to focus on their primary home's mortgage first. Condos are often cheaper than comparable single-family homes, and they have fewer maintenance requirements. However, it can be more difficult to finance a condo, and you must consider the ongoing association dues and the potential for expensive special assessments.

When considering a condo for an investment, be sure to investigate the financial health of the homeowners association and the current condition of the overall building—not just the individual unit. Be realistic in your expectations. As with any investment, rental property isn't going to produce a large monthly paycheck right away, and picking the wrong property could be a catastrophic mistake. Still, rental properties can be a lucrative way to invest in real estate. For your first rental property, consider working with an experienced partner.

Or, rent out your own home for a period to test your proclivity for being a landlord. Consumer Financial Protection Bureau. Department of Housing and Urban Development. Insurance Information Institute. Home Equity. Real Estate Investing. Buying a Home. Your Money. Personal Finance. Your Practice. Popular Courses. Table of Contents Expand. Table of Contents.

Pay Down Personal Debt. Find the Right Location. Should You Buy or Finance? How to Get a Mortgage for Rental Property. Beware of High Interest Rates. Calculate Your Margins. Invest in Landlord Insurance. Factor in Unexpected Costs. Avoid a Fixer-Upper. Calculate Operating Expenses. Determine Your Return. Buy a Low-Cost Home. Know Your Legal Obligations. When to Hire a Property Manager. Weigh the Risks vs.

Should I Invest in a Condo? The Bottom Line. Alternative Investments Real Estate Investing. Part of. Real Estate Investing Guide.

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Examples of property niches include single-family houses, small apartment buildings, commercial retail, etc. What factors make an area good or bad as a potential location for your investment properties? They include population demographics age, income, education, etc. Gaining an understanding of the fundamentals will help you make a good decision about the best locations for your investments.

Most mortgage brokers are familiar with residential mortgages, but the process for obtaining a buy-to-let mortgage is completely different from that of a residential mortgage. Using a broker who is familiar with investment property mortgages will help you get the best terms from lenders.

Who your broker is can mean the difference between an application that is rejected and one that is approved. And when buying houses below market value, the speed with which mortgage processes are completed can make or break a deal. This will depend on the experience and connections of your broker. When getting a mortgage for an investment property, you usually have a choice between interest-only payments or paying both the principal and interest.

Choosing a mortgage that allows you to pay interest only is better. It allows you to maximize cash flow and equity growth on the property while saving thousands in the mortgage payment. The money saved can be redirected into paying off the mortgage principal on your primary residence. Using interest-only mortgage also lets you take advantage of tax deductions for the interest payments on the investment property.

This is when your investment loan is secured using more than one property. A common example is when an investor uses their home and the investment property as security for the investment loan. The problem with this kind of loan structure is that it gives the bank control over properties that should normally not be connected to the investment loan. In the event that you default on the loan, the bank can sell your home.

The better way to structure your loans is to split them up by using different banks for your investment property and your home. It costs more, but it is safer. Getting a handle on the various tax laws as they relate to investment properties can be very difficult. Unless you are an accountant, it is highly unlikely that you will know all the small loopholes you can exploit to cut down on your tax expenses.

This is why you should not view the money spent on a good accountant as an expense. It is an investment that can help you make more money from your real estate business. Written for Merriman. Wealth management firm Merriman is opening a new office in Bellevue as part of its strategic growth plan.

Check out these top ten reasons why clients hire us. I was recently reminded of a troubling statistic: Two-thirds of women do not trust their advisors. Check out these tips all women should be aware of to improve this relationship and strengthen their financial futures. Learn more about the tax reporting. Starting Monday, January 11 through Friday, January 29, eligible City of Tacoma employees have an opportunity to buy affordable additional long-term disability insurance coverage through the City.

It's a good idea to choose a few brokers rather than just one as different brokers favour different lenders so one broker may be able to get a bigger discount from the same lender on the same loan than a broker up the road can arrange. If you really want to test how many lenders a broker compares, ask them to produce a printout of Total Individual Costs TICs , including loan feature comparisons for the best loans from 10 lenders that you pick from their panel.

Keep them guessing If you want the best mortgage deals today, tomorrow and in the years after that, then never show the deal you get from one competitor to another when shopping your mortgage. The reason is simple and many borrowers mess it up by trying to be too clever by half. The fact is that lenders and brokers do what they do to make money and I'm yet to find one that will work for free. Fair enough, of course, but the bottom line for all business people like you and your investment portfolio is they want to make as much money with as little effort as possible.

If not, you can try again when I need my next loan. Price matching helps this along by allowing clever, pseudo competitive players to take a small hit on an individual sale to snatch the opportunity from the business that really was fighting the competitive fight. If you want an example, take a look at Bunnings. So the shop that was on the front foot to win your business misses out on the sale and there are only so many times a business can do that.

If you want the best deal, take it when you find it and kiss the lazy price matchers goodbye, otherwise the next time you need a loan, you might not have as much choice or competition as you do today. Understand cross-collateralisation If you're only buying your first property, then you can skip ahead on this… for now. However, if you already have one property and are buying your second or third even if one of those properties is your PPOR , then it pays to understand cross-collateralisation.

Cross-collateralisation is the simple way of using equity in one property as the deposit for another, which essentially means financing multiple properties with one lender. It might be a little extra work and it might wind up costing you a little more, however you can avoid cross collaterisation and still use the equity from existing property relatively easily.

You just need to release equity from your existing properties through top-ups or redraws, then take that cash as the deposit for your new property loan with a different lender. The bright side of all of that: any extra cost should be tax deductible on investment properties for now and in any event. Consider professional unbiased advice Little over a year ago, rules changed to restrict the use of impartial, unbiased and similar terms where a business receives commercial incentives that produce a conflict of interest.

Although professionals offering impartial advice remain a little scare, the numbers appear to rising, making it simpler to get help which puts your needs first. Between growing adviser numbers and advances in technology, it should become increasingly easier and more affordable to find an independent mortgage adviser, or financial adviser or accountant that is not associated or paid by either a lender or conventional mortgage broker. Change over from a principal andinterest to an interest-only loan When building up their property investment portfolio, a lot of investors make the mistake of taking out a principal and interest loan.

How many investment properties do you need? Once you have reached your goals and begin to consolidate your portfolio, you can choose to switch to a principal and interest loan and begin paying down your debt. Put compound interest to work for you by using an offset account. An offset account is simply an interest-bearing savings account, which is tied to your loan account.

As you can see, the more cash you keep in your offset account, the higher your savings on interest will be. Over time the savings - which you can certainly add to at any time - can help pay down the principal or build up your equity. When you file a PAYG variation you'll receive your refund on a regular basis - with ever pay packet-rather than one time at the end of the financial year.

Use the increased cash flow to pay down a bad debt, add towards an investment property deposit, add to your buffers, go on a holiday - whatever you choose. The PAYG variation doesn't take the place of your annual tax return. Obviously, you will still need to lodge a return as usual; the payments you receive throughout the year will b credited against your tax obligations. Note that variations expire June 30 of each year so best practice is to submit a new application by May or early June each financial year.

Don't forget that if you change employers you will need to file a new variation request. Use different lenders for each property to avoid cross-collateralising your assets Cross-collateralising your loans is not recommended, as it will put a major roadblock to building your property investment portfolio. For example, if you own a property that you wish to sell and it is cross collateralised with other loans, your lender may insist that you use the monies from the sale to pay down your loans so that your portfolio is kept at a certain LVR.

Other reasons:. Create good buffers with your properties With each and every investment property, set up a buffer account to cover two to three years worth of property costs. Ideally, it will be linked to your loan as an offset account so that it can earn interest. Start whereever you can.

If you don't have two to three years worth of capital, put as much as you can into your offset account and begin adding as much as possible to the account. Once you have accumulated enough equity to cover the costs, refinance the property and stash a sizeable portion into your buffers - spreading it out among various properties if needed.

Boost your savings even more by living off a credit card with at least a day grace period. Put your entire pay packet into the account — where it will accumulate interest — and then pay your credit card off to avoid any interest charges. Although it's nice to be pleasantly surprised and good to be optimistic, it's smart to be realistic as well! Organise a depreciation schedule to increase your tax deductions As investors we want to take advantage of every cost saving device available to us, and depreciation is a good one.

A depreciation schedule works by reducing your taxable income. Fees can vary greatly so shop around for the best deal. Depreciation is compensation for the general wear and tear of your investment property. Investing in property is a business. There are two types of depreciation: capital works, and plant and equipment. Capital works involves the structure itself as well as items that are permanent eg door and window fittings, the driveway or built-in cupboards.

Plant and equipment are items that can be removed eg carpets, blinds or air conditioning units. A common misconception is that your property has to be new to get depreciation. If your property was built after July , you can claim both types of depreciation; however, if it was constructed earlier you can only claim on plant and equipment.

After all, even the fees for the schedule preparation are tax deductible! Should this happen, re-submit your loan application, find another valuer or lower the LVR by investing more of your own capital. Businesses are moving into the area, the population is growing and an infusion of both public and private money is being poured into the region.

Also, look for a strong council that has a tight grip on growth in the region combined with a strong vision for its future. After finding a deal, speak with other agents in the area to get a better idea on the neighbourhood Agents are obviously in the business to make money so the better light they can cast on their property listing the better. A great way to ferret out information such as lousy neighbours, a very busy street or vandals, is to speak to agents who know the area.

Agents are very busy people, so the more information you've gathered upfront, the better your chances of finding someone who will agree to speak with you. Ask him what he thinks about the property, including its location. His answer might be very revealing, especially if he was unable to sell it himself. Depending upon what you find out, you can potentially have the ammunition you need to get a reduction in price or a change in the terms of the deal.

If the obvious repairs exceed this amount, it may be worth reconsidering the deal. Keep a good reference file on your investment property contacts As property investors we rely on expert advice and opinions from many professionals: agents, valuers,property managers, mortgage brokers — just to start the list! You can even create spreadsheets with their personal information. In addition to the typical contact information — phone number, email, postal address — enter additional information such as their families, or birthdays.

If you work at creating a good connection, you may receive notice of deals before they hit the market and be warned of any potential issues as well. Thoughtfulness goes a long way to creating a great working relationship. Take note of who lives nearby and the condition of their home. If the property looks like it needs just a bit of care, but is otherwise in good shape, the owner may be more willing to negotiate than someone who already has their home up for sale.

Tim Riley explains Consider investing with others The power of compounding interest, and the time value of money, dictate that controlling as many appreciating assets as you can for as long as possible is the key to successful investing. Clearly building up a quality portfolio of investment properties is not easy to do by yourself. So instead of waiting for years to accumulate enough resources to take action and make your investments, co-owning property with others is an alternative that can make a lot of sense.

It means sharing a smaller percentage of the rewards but co-ownership:. How to find joint venture partners Co-investing requires a high level of trust to succeed. Co-investing can allow you toget into the market many years earlier than you could by yourself, meaning you get quicker access to capital growth How to strengthen your financial position and find the best property Jeremy Sheppard reveals his time-tested finance and research strategies to boost your profit and reduce your risks Start off reading a book or magazine each month on a variety of topics about property investment.

They are cheaper than seminars. Keep building your library until you start seeing the same things being repeated and a particular strategy resonates with you. Then carefully pick out reputable educators and attend a few seminars. Focus on education and make sure you get your questions answered at seminars. Budget cash flow Make sure you have a realistic budget in place for your lifestyle and stick to it.

Get good with forecasting the balance between income and expenses. Your budget helps you save for a deposit; it highlights how to tight cash-flow might get it; it forces you to think forward; and to consider everything. Remember, property is a long-term investment.

If a bank rejects your attempts for finance, heed its warning, and get busy reducing debt or improving cash flow; don't find sneakly workarounds as these may land you in cash flow trouble. Budget equity. Accurately calculate how much it will cost to enter the market, just as accurately as you calculate how much it will cost to stay in it.

Assess both risk and return All investing comes down to only two things: risk and return. You must be able to assess an investment opportunity looking only at risk and return. Risk is ignorance. Knowing as much as you can reduces the risk, so do your research and ask questions. You need to consider capital growth as well as income and tax, too. That may mean buying a negatively-geared property. If it is the best ROI with the lowest risk, then it is not stupid to buy negatively-geared property.

What is stupid is choosing an investment with either a poorer ROI or higher risk profile simply because it is cash-flow positive. If your cash flow is looking a bit tight, aim for positively geared property. Not properties that are cash-flow positive after tax, but properties that have you paying more tax. That is, the income exceeds all expenses related to that property before tax is even considered. Maximise your leverage A high loan to value ratio LVR is one of the most important factors in maximising the profitability of an investment.

A good investment is made so much better by leverage. Without attractive finance, I wouldn't even bother investing in property. The lowest interest rate is not the most important part of your financing. Not all low interest rate loans will allow you to buy in any entity.

You may prefer a company or trust ownership structure, for example. Not all loans will be interest only. Choose a loan that offers interest only for as long as possible. Use available stats to your advantage Rapid capital growth is all about imbalance in supply against demand. Prices change according to the law of supply and demand. When demand is high and supply is low, prices rise. This is a market out of balance.

It will need either high price growth or sudden supply to restore balance. As an investor you should be looking to capitalise on markets that are out of balance. Locate markets with growth potential by examining the supply and demand for property there. A number of indicators can help including rental vacancy, days on market, stock on market, discounting rate and rental yield. You can get this information at the back of Your Investment Property magazine or at dsrscore.

Along with the demand to supply ratio DSR data, check for recent price growth. If there has been significant price growth in a market with a high DSR score, the price growth remaining may not last for too long before the demand is subdued. To maximise your capital growth potential find markets that have a high DSR as well as lack-lustre recent growth over the last few years. Statistical research is pretty quick and objective, you just look up the property data published by the data providers such as RP Data and DSR score.

It is more time-consuming and subjective than statistical research. Examples might be checking private and public spending in the target area. The most valuable single piece of quick fundamental research you can do is to check development applications on the local council website to gauge how much future stock is about to come onto the market.

This represents the supply side of the equation. Low supply is a good thing. A new development is not a good thing. Find out what will trigger a price growth spurt in the suburb Positive change affects capital growth. For example, if a train line is extended into a suburb, property prices in that location will rise as the new infrastructure benefits residents making the place more desirable to live in. But after 10 years, the value of having a train station is already well and truly factored into the price of properties.

The rapid price change occurred when the new train station was built. Positive change is what is needed to keep a property market growing above the national average growth rate. Locations with the least infrastructure are the ones that can change the most if that infrastructure is added. Markets that have already can't experience the same level of change. Investing interstate gives you diversification of property markets, ensuring you have at least one property growing in your portfolio somewhere.

You can also reduce land tax liability by investing in other states since it is a state tax, which kicks in once a threshold is exceeded. Although it is advisable to visit wherever you plan on buying, it is not essential so long as your online research is top notch.

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The ULTIMATE Beginner's Guide to Investing in Real Estate Step-By-Step