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Two big things 90% of investors fail to do - featured image
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Two big things 90% of investors fail to do

In my experience, the two big things most property investors fail to do are:

  1. Formulate property investment strategy that can stand the test of time, and
  2. Regularly review their property portfolio’s performance.

Looking at it this way it should come as no surprise that most investors never get past owning one or two properties.

If you don’t really know why you want to build a property portfolio or how it will one day get you out of the rat race and if you don’t really know where you are heading, how will you know which properties to buy?

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And how will you know if you’re on track and on target?

The trouble is if you don’t know where you are going, any road can get you there, but any road can get you lost.

And nowhere is this truer than property investing.

So what are your goals?

How much money do you want your property portfolio to produce?

How many properties will you need to achieve this?

And what type of strategy are you going to follow – capital growth or cash flow or are you just going to leave it up to luck?

Currently, there are over 300,000 properties on the market in Australia, yet not all of them will make good investments.

In fact, most won’t.

To ensure I only buy properties that outperform the market averages I use a 6 stranded strategic approach

I only buy a property:

  1. That would appeal to owner-occupiers. Not that I plan to sell the property, but because owner-occupiers will buy similar properties pushing up local real estate values. This will be particularly important in the future as the percentage of investors in the market is likely to diminish
  2. Below intrinsic value – that’s why I’d avoid new and off-the-plan properties which come at a premium price.
  3. With a high land to asset ratio – that doesn’t necessarily mean a large block of land, but a property where the land component makes up a significant part of the asset value.
  4. In an area that has a long history of strong capital growth and that will continue to outperform the averages because of the demographics in the area as mentioned above.
  5. With a twist – something unique, or special, different or scarce about the property, and finally;
  6. Where they can manufacture capital growth through refurbishment, renovations or redevelopment rather than waiting for the market to do the heavy lifting as we’re heading into a period of lower capital growth.

By following my 6 Stranded Strategic Approach, you will minimise your risks and maximise your upside.

Each strand represents a way of making money from property and combining all six is a powerful way of putting the odds in your favour.

If one strand lets you down, they have two or three others supporting their property’s performance.

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When you look at it this way, buying a property strategically takes a lot of time, effort, research, and something most investors never attain – perspective.

What I mean by this is you can gain a lot of knowledge over the Internet or by reading books or magazines but what you can't gain is experience.

It takes many years to develop the perspective to understand what makes an investment-grade property.

While most investors read a book or two, do a little research and then buy one of the first properties they come across, strategic investors are smarter than that.

They follow a system that is rooted in the real world and has stood the test of time in changing markets.

But it doesn’t end there.

I also suggest you…

Regularly review your property strategy

While most investors just buy a property and hold it for the long term, strategic investors regularly review their investment portfolio’s performance.

When I ask investors how their properties are performing they usually have no idea.

They’ve just closed their eyes, crossed their fingers, and hoped for the best.

It makes no sense to invest in a property and then not review its performance every year or so.

Some investors avoid the tough decisions and excuse their property’s poor performance by saying things like “it will turn around eventually” or “I don’t want to make a loss, so I’ll sell it when I can cover my costs.”

Some questions you should ask:

When I assess the performance of my property portfolio, I like to ask myself a couple of questions about each of my investment properties:

Questions

  • How has this property performed over the last few years?
  • Knowing what I know now would I buy this particular property again?
  • Is this property likely to outperform the averages over the next decade?
  • Is there anything I could or should do to improve this property and generate a better return on investment for me?

Logically, if a property has not performed well over a 3 or 4 year period, it’s likely to be a dud investment.

The answers to these questions help ensure that I only retain top-performing properties in my portfolio and that my money is working hard for me.

But isn’t it the wrong time to sell?

If due to your financial capacity you can only afford to hold five properties, you should aim to own the five best performing investment properties you can.

This means that if your property isn’t giving you the return you feel it should, then it might be time to make a change either through renovations, by changing property managers or by selling up and buying a better performing investment property.

I understand that if one of your properties is underperforming, it’s likely to be in a location where the market is flat and you may not get the optimal price today.

But don’t wait till the market picks up, because the gap between your underperforming property and better performing investments will only widen as the market moves and it will become harder and more expensive to buy the type of property you’d like to own.Have to pay some capital gains tax

Essentially the sooner you can identify and offload an underperforming property, the better.

Sure you may crystalise a loss, or have to pay some capital gains tax on the sale and then pay stamp duty on your next purchase.

I understand this may mean that you’ll take two steps back to move three steps forward; but if you treat your property investments like a business, and that’s what all strategic investors do, you’ll recognise that it’s not how much money you make that matters; it’s how hard your money works for you and how much you keep that counts.

Treat your properties like your employees

You’ve probably heard me say that you should treat your property investments like a business.

And if that's the case your properties are your employees.

Think about it… Treat your properties like your employees

If your employees came to work late, played on Twitter and Facebook all day, took a long lunch and when they came back weren’t in the mood to see your customers or clients, what would you do?

You’d probably give a performance review, which are the questions I’ve just suggested you ask about each of your properties annually; and then you probably will have to retrench them.

Sometimes you’d even have to pay a redundancy package to move them on so that you could employ hard-working people.

It's much the same with your properties, these are your employees in your real estate investment business and they have to work out for you in the long term.

If your properties are not giving you “wealth-producing rates of return” you won't achieve the financial freedom you desire.

I’ve heard too many investors say something like “I know this property isn’t growing in value but is not costing me anything to hold it.”

The problem is not factoring in the lost opportunity cost.

Sure their property may be cash flow neutral, but what these investors (conveniently) forget is the $50- $100,000 capital gain they may have made if they owned a property in a better performing location.

The lesson for this is that sometimes you have to take a financial hit (that redundancy package) to allow you to move forward.

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This may mean crystallising a loss, paying an agent’s selling commissions, or even paying some capital gains tax.

I know it's sometimes hard to make these critical decisions – many investors are too emotionally involved with their properties and have difficulty evaluating their performance objectively.

That's why I recommend you have somebody help you review your property portfolio annually.

Sure there are lots of other mistakes you could make as an investor….

But if you have adhered to a proven property investment strategy and then regularly review the performance of your real estate portfolio, you’re likely to avoid the majority of blunders that other investors make.

Learning what to do is as important as learning what not to do

If you’re looking for independent property investment advice, no one can help you quite like the independent property investment strategists at Metropole.

ALSO READ: Where is the property market heading?

About Michael is a director of Metropole Property Strategists who help their clients grow, protect and pass on their wealth through independent, unbiased property advice and advocacy. He's once again been voted Australia's leading property investment adviser and one of Australia's 50 most influential Thought Leaders. His opinions are regularly featured in the media. Visit Metropole.com.au
12 comments

Alex - I don't know your suburb or the type of property you invested in. Sure you may benefit from gentrification, but there are too many unknowns for me to give you an answer

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Hi Michael, I've invested in an interesting middle ring suburb which has a strange mix of most advantaged and disadvantaged city enclaves. Is this a risky approach or a prudent bet on gentrification? Would it be safer to invest in a suburb which has ...Read full version

1 reply

Patricia - if you're like most people who bought off the plan in that location, your property is likely to be worth less than you paid for it - in fact it would be very difficult to sell. While I can't advise wether you should sell it, as I don't kno ...Read full version

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