Stuart Zadel talks about the greatest risk in property investing: you.
When you start out in property, you are your greatest risk. Make no mistake, what you don’t know, will hurt you. Your lack of knowledge, experience and skill is as great as it will ever be.
However, if you are fortunate enough to have or seek out a wise mentor at the beginning, and be smart enough to listen, you’ll hopefully avoid many mistakes for the unwary. Or as I say, ‘you can dodge many bullets’.
I was not so fortunate.
MY PROPERTY INVESTING STORY
My first property I bought in 1994 went well enough. It was a 2-bed, 1-bath, plus car space unit in Cronulla for $152,000. I had just started my gym in Cronulla with my brother, and we lived in this property for a long time. We cosmetically renovated this unit many years later and sold it for $382,000 around 2009.
Not a bad result, all things considered, for my first go.
During that time, around 2001, I also bought my first investment property, two in fact. I bought them brand new, through a slick ‘mum and dad’ property investor ‘club’ that was little more than a two tier marketer in hindsight.
I paid $299,000 each for both of these 2-bedroom, 2-story apartments in Parramatta, off the plan at the time. They ended up being severely negatively-geared, well over-priced and I sold them more than 10 years later for around $307,000.
WHAT I DIDN’T KNOW HURT ME
What I didn’t know, hurt me. I didn’t do my homework. Well, that’s because I didn’t know what homework to do in the first place! I trusted people unworthy of my trust. They even got a $16,000 per property marketing fee to sell them to me. I lost money when I…
… bought them (paid too much)
… held them (rent didn’t cover interest and outgoings)
… sold them (after agent’s commission, marketing fees etc)
Not to mention the opportunity costs over those 10 years!
WHAT I SHOULD HAVE DONE
And you know what, I am so grateful for that experience! It’s one of the main reasons why I do what I do today. And, if I was starting out again, here’s what I would do. I’ll go for:
…lower-priced properties regardless of what I could afford. If I couldn’t afford my own area, I’d shift areas.
…properties at or below the average price for that area.
…established properties in established areas (less risk, more certainty).
…houses, not units (land appreciates, buildings depreciate).
…properties selling below market value (if I couldn’t, I wouldn’t buy).
…properties I could cosmetically renovate at first, structurally renovate later, or in fact, subdivide.
I’d repeat that, over and over again.
When you’re starting out, you are your greatest risk. Do your utmost to eliminate that risk.
Stuart Zadel gives a short discussion about the 3 biggest pitfalls in property investing.
If you’ve been to one of my events, you’ll notice a common thread among all speakers: they focus on diligent and thorough research. So I wanted to share with you three of the biggest pitfalls in property investing. Read carefully and you could save a fortune on your next (or first) investment!
1. OVERCAPITALISING AND UNDER-BUDGETING
You may do one of these, or you may double-edge sword yourself and do both. Overcapitalising your investment is not a recipe for success, nor is under-budgeting.
It’s important to research the location of your investment to ensure you aren’t wasting money on aspects of a renovation that aren’t necessary. Additionally, to nail your budget, you need to calculate the expenses before you sign on the dotted line. Miscalculation of costs or reckless spending can drastically decrease profits or create loss.
2. EMOTIONAL ATTACHMENT OR DETACHMENT
This can mean buying in an area that you like, despite it not being as profitable or vice versa. It could mean making a house look so nice that you become hesitant to let it go, because you’ve installed or built the way you would envision your own home – rather than creating what the market demands… I believe that to profit in property, you should leave emotion out of it.
3. IGNORING THE RISKS
Like almost anything in life, if you want to be successful you have to be aware of (and manage) the potential risks involved. Property investment is certainly no exception. This is why I often refer to faster ways to turn profits in property. More than anything, this leaves you less exposed to massive market fluctuations. Case in point: the 2008 recession. Of course, there are many other risks to consider and address, which should ideally be dealt with during the planning and due diligence process.
How do you make your voice heard amidst the noise and the crowd competing in your industry? Public Speaker,Sam Cawthorn, answers that through what he calls ‘Niche Positioning System.’
Hi, guys! It’s Sam Cawthorn here.
In this video, you will learn the importance of knowing your niche and having a solid clarity on your differentiating value proposition compared to all the other noise that’s in your industry and in your space today.