Property Investment & Wealth Creation Australia | The Michael Yardney Podcast

Do you want to know why the rich keep getting richer and how to become one of them? Well, today's show is a little different and should give you some insights. It was part of the launch for my book Rich Habits Poor Habits which I wrote with Tom Corley. We launched the book in Australia last year and it has been doing really well. However we just recently launched in the US and this episode is an interview that Mark Creedon conducted with Tom and me. We all know the rich are getting richer and the poor are getting poorer. So Tom and I wrote this book to share what you can do to be like the rich and increase your wealth. Michael Yardney and Tom Corley are Interviewed by Mark Creedon Mark introduces the interview and shares how this book debunks myths and focuses on the habits of the wealthy. Bad money habits are the reason people don't get out of the rat race. Tom shares how habits allow the brain to work less. The brain is looking for ways to do less work and be more efficient. Most life long habits are picked up by the age of nine from our parents. The rich keep getting richer because of what they heard and saw at home as a child. These habits start early in life. It also has to do with the people they associate with. Habits are malleable and can be changed. They are forged by the brain. Having keystone habits take root inside the brain. You only need to change one or two habits to completely transform your life. To turn your life around the first thing to do is recognize your situation and why you are there. Your actions are the result of the way you are thinking, so you have to change your thinking. The number one rich habit is the one that will have the largest impact on your life which is dream setting. This is a process of developing your future ideal life. Rich people have clarity of vision. Dream setting helps answer the question of what you want. This book is not just theory. It is from authors that are actually living it. This is an opportunity to tap into extensive experience and research. Links and resources: Michael Yardney Metropole Rich Habits Poor Habits Property Update App Mark Creedon Tom Corley Our favourite show quotes: "Today's adults still have poor money habits ingrained in their subconscious. " Michael Yardney "The rich are getting richer because of the they way they think, act, and the information they have." Michael Yardney "Remove unproductive habits and replace them with good habits and hang around with people you want to be like." Michael Yardney "If our parents are great success mentors we are going to have a really successful life." Tom Corley Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

This is a special week for me. It's my birthday week and I'm turning 65. Yet I'm still working, and I'm still having fun. In fact, I'm having more fun than I've had in a long time putting these podcasts together. I've had a successful life. I've also had some challenges in my life - most of them self created. Today, I am going to share with you some of the powerful beliefs of the mega successful people that have inspired me. Then Ahmad Imam answers a listener's question - someone who doesn't have enough money to buy an investment grade property, so she wants to buy off the plan. He explains why not to do this and what to do instead. 9 Powerful Beliefs of the Mega Successful They believe in their own abilities and their potential. They believe that they are in charge of their lives. They are the pilots of their lives not the passenger. Strategy is important, but execution is critical. They take action and execute over and over again. Successful people believe that opportunity is out there and have a mindset of abundance. The believe that they win through hard work and have the grit and determination to see things through. They believe that they can make tomorrow a better place. The past can be reviewed, but the future can be made better. They believe in doing things that no one else wants to do. To be different, you have to act different. Successful people believe in being the catalyst not the barrier to success. They connect with people they trust and care about and people will be there for them. They believe in giving back. Giving back is how mega successful people show their gratitude. You can never be wealthy without gratitude. I Can't Afford an Investment Grade Property yet, so I'm Buying Off the Plan Buying off the plan is not a good investment strategy. It's tempting for a beginning investor looking at the glossy brochure with depreciation allowances and rental guarantees that make you feel like a professional investor with a $10,000 discount. There are too many people with their fingers in the pie. You pay for the developers margin, the sales person's commission GST and marketing budgets. As a result, you pay more than the true underlying value. Because there are so many uncertainties, you should be buying at a discount - not a premium. It is also a risk for the banks so they won't lend as much. There is a low "land to asset ratio". You should try to get the highest land to asset ratio possible. Large developments don't appeal to owner occupiers. There is a large percentage of overseas investors. Links and resources: Michael Yardney Metropole Property Update App Ahmad Imam The Science of Getting Rich Secrets of the Millionaire Mind Episode 1: What Makes an Investment Grade Property

The Sydney property boom is over. But what should an investor do? And what's ahead for the Sydney property market? Is it too late to get in? Should you sell? Do you regret recently buying a property in Sydney or is it time to take advantage while others sit on the side lines? This is exactly what we are discussing in this bonus episode of the Michael Yardney podcast. Today, I'm joined by Ahmad Imam the senior property strategist at Metropole in Sydney, and we discuss what's happening in the Sydney property market and what you should do about it. Today's discussion includes: Sydney has had peak growth in the last four or five years. How the mixed messages in the media are what is scaring people. It's common to get mixed messages as the market changes to a new phase of the cycle. When people are fearful they tend to hold back and procrastinate. The market is slowing, but growth has slowed from double digits to low levels of growth. How the restrictions by APRA on the financial industry have affected banks and as a result, there are tighter lending conditions and fewer interest only loans. Established home owners are putting money into renovations rather than upgrading their homes. There is no property crash in sight. For a crash to happen, there would need to be high unemployment or high interest rates so people would have to sell, but there would be no buyers. What is likely to happen is a more regulated slow down. Demographics in the middle and inner ring suburbs will still drive certain segments of the property market. This is not the time to change your property your strategy, but it's time to have realistic expectations. The importance of getting a good team and advisors around you. Links and resources: Michael Yardney Metropole Rich Habits Poor Habits Property Update App Ahmad Imam APRA Some favourite quotes: "Having to come up with a bigger deposit is making it harder to buy in Sydney." Michael Yardney "Home buyers who were upgrading because the market was doing well have started to feel a little uncertain and are choosing to renovate rather than move." Michael Yardney "For a crash to happen there would need to be high unemployment or high interest rates so people would have to sell, but there would be no buyers." Michael Yardney Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

Real estate is a game of finance with some properties thrown in the middle. And the finance landscape is changing in front of our eyes. So in today's show I chat with finance strategist Andrew Mirams about the changing world of finance. Clearly there have been a lot of changes brought about by APRA in the last couple of years which have significantly changed the playing field for property investors, creating a lot of challenges. So listen in as finance strategist Andrew Mirams helps us work through some of the difficulties of getting financing today as well as explaining the big difference between serviceability and affordability. We also talk about what is happening with interest only loans, LVRs, and how friendly the banks are, along with how to work the banking system. And Andrew explains what to do if the bank changes your interest only loan, financing for expats, the self-employed, and self-managed super funds. Plus what we discuss what you should and shouldn't be worried about with the changing financial landscape. Key takeaways from today's show - 12 Things Property Investors Need to Know About the Changing Financial Landscape Servicing restrictions have been applied and regulations are being put into place to slow down the property financing markets. The banks serviceability model takes into account how much you earn and how much you spend. Or more correctly how much you could spend, even if you don't! Affordability – because of the current low interest rate environment, banks want to ensure you can afford your repayments if interest rates increase so they stress test your affordability. Interest only loans are still available, but they're harder to come by. If your interest only loan period is up, you'll need to reassess your options – maybe it's time to swap banks. A property portfolio is about building your asset base and having good debt is not the worst thing in the world. The same rules apply for loan-to-value ratios as have for the last few years, but they are just a little bit tighter. Sometimes it makes sense to pay principal and interest if the payment differential is not great. If you are self-employed it's harder to get loans today so having a specialist help you with financing to meet the bank's servicing criteria is a good idea. There is more scrutiny on expats. They often have to supply of evidence of their last 6-months income. The servicing requirements are quite restrictive. Banks have implemented restrictions lending to self-managed super funds buying property as they were viewed as distorting the market. Investors shouldn't be worried just because the interest rates may go up a bit. There is enough regulation in place to make sure safe lending practices are me are met. Links and resources: Michael Yardney Metropole Rich Habits Poor Habits Property Update App Andrew Mirams Intuitive Finance APRA Quotes: "Real estate is a game of finance with some properties thrown in the middle." Michael Yardney "If you can't get more finance, you are going to have real challenges moving up the property ladder." Michael Yardney "We are coming to a stage where double or even single digit capital growth isn't assured so borrowing discipline is important." Michael Yardney Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

Do real estate agents tell little white lies? And would you like to know how to predict the chance of your future success? Well...in today's Podcast I chat with George Raptis, Director of Metropole in Sydney and ask whether real estate agents tell white lies to make help make sales. We discuss whether agents bend the truth or are they just trying to do their job without being sued. I deal with real estate agents all the time and most are just regular people doing their very best in a very competitive market. I also discuss a really fascinating study that revolves around whether you can predict a child's future success. Interestingly this study proves that you can predict future success, but it may not be in the way that you think. Today's discussion points: Do real estate agents tell white lies to make a sale? Playing on your fear of losing out by saying that there are other interested buyers. Never feel pressured. Ask if the other party has signed a contract. "We don't need to include that because the vendor will be fine with that." There is no guarantee you'll get the condition you want without a signed contract. "He told me so" is not a legal argument. Applying deadlines or time pressure. Maybe the agent has somewhere to go but more likely they are trying to rush you. Take all the time you need to make a reasonable decision. What if the agent says: "My client hasn't told me what they want for their home." Don't believe them - agents know the price their clients want. Change your approach to get the information you want. "We are happy to present any offer prior to the auction." Agents will entice you to test buyer interest. Experienced agents could use this information to set a higher reserve. "You don't need to look over the contract." Buyer beware of any financial agreement they sign. Have a solicitor look over all contracts. Mindset Message: This is the best predictor of future success: Grit is the passion and perseverance for long term goals. This is what set the "A" students apart from the other students. Grit is something that you can develop even if you haven't shown it in the past. In order to succeed, you have to get up one more time and push past your boundaries. Links and resources: Michael Yardney Metropole George Raptis Angela Lee Duckworth Property Update App Rich Habits Poor Habits Quotes: "Many estate agents just bend the truth a little bit to get you more excited about the property." Michael Yardney "Sometimes you are going to fail and things are going to go wrong. You need to be one of those that gets out of your comfort zone and pushes yourself foreword." Michael Yardney "You don't need to be inherently intelligent or talented to succeed, you just need to have grit." Michael Yardney Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

Successful property investors and successful business people are good negotiators. Today, we are going to teach you how to negotiate like a pro by speaking with a negotiating pro. Of course, the skill of negotiating is important in all facets of life. So today, I chat with George Raptis, Director of Metropole in Sydney, to share his professional negotiating tips. Some people have a natural talent for negotiation, but most learn this skill by practice and by negotiating many deals. There are a few rules that can help with negotiation. Rules for Negotiation Everything is negotiable. You must remember that everything is potentially up for negotiation. Know what you want before negotiating. Always know your bottom line before getting into the nitty gritty of negotiation. Try not to offend the other party or the agent. Establish what is on their agenda and what is important for them. Build rapport especially in the beginning part of negotiation. Look beyond and find the hidden needs of the other party. Don't assume you both have the same agenda. They may be similar, but the order may be different. Aim for a win/win negotiation by helping them get what they want while we get what we want. Treat negotiating as a game be involved but not overly invested. Never believe anyone else is entirely on your side trust yourself and your own instincts. Strive to be innocent. In negotiations smart is dumb and dumb is smart. Act like you know less than everyone else. Ask questions. Don't be afraid to ask the other party for advice or more insight. Common mistakes made when negotiating: Being too emotional. Look objectively at the asset and make sure it fulfils its purpose. Not enough research. It is surprising and scary how many people overlook the important research phase of property investment. Not enough eggs in your basket. Having an additional property in your back pocket gives you investing power. Not submitting a written offer. Only a written offer is legally binding. Submitting a high offer. You don't want to overpay, or show your hand too early. Sometimes being emotionally invested can lead to overpaying. Submitting a low offer. This can waste time, be insulting and result in a rejection. Not using a buyer's agent. Trying to do it all on your own and not seeking professional advice is one of the biggest mistakes that you can make. Links and resources: Michael Yardney Metropole George Raptis Metropole Director, Sydney Quotes: "Those who are successful in property investment know how to negotiate." Michael Yardney "Most people think the final deal goes to the highest bidder, but it often goes to the best negotiator. " Michael Yardney "There are ways of getting what you want without offending the other party or making them feel like they lost." Michael Yardney Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

Today, I am going to answering some of your questions. The first one is about how to predict property prices. Wouldn't that be nice to know? We're also going to talk about how to invest on a budget. Everyone has a budget of some type. Ahmad Imam is going to answer this question for us. In my mindset moment, I explain why it's important for you to fail. Don't be put off by this topic because the end will be worth it. How to Predict Property Prices We can't really predict property prices, but we can try to find properties that will outperform using the three Ps: people, purchasing power, and places. First time buyers and investors are generally at the lower end of the market. Middle markets are changeover buyers or people downgrading. Upper end of the market are more prosperous buyers driven by the business cycle. It's important to understand the different types of property buyers: Purchasing power has been high until recently. Now purchasing power will be driven by the ability to get finance. People move where there are jobs and higher salaries give them more purchasing power. Mindset Message: Why you should fail. No matter how successful people are, they all make mistakes. The game is won by losers. If you don't fail at something you aren't doing enough. The trick is to keep trying and manage failure If you want to be successful, you will first have to fail. Investing on a Budget with Ahmad Imam Affordability is at the top of everyone's concern. Your budget is set at the bank's. Location is in your control and is critical. 80% of property performance is due to location. Don't compromise on this Your property must be investment grade. Biggest mistake is to buy based on affordability. Land is important, but not all land is created equal. Links and resources: Michael Yardney Metropole Ahmad Imam Rich Habits Poor Habits Favourite quotes from the show: "Examine almost any shiny success and on the flip side you are going to find grimy failure." Michael Yardney "The truth is success scares people." Michael Yardney "Property values are driven by the three Ps: people, purchasing power, and places." Michael Yardney Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

In today's podcast I answer the question of who should you ask for property investment advice. With so many mixed messages and vested interests, who can you really trust. In my mindset message I'll be sharing messages from one of my mentors Jim Rohn. And Ken Raiss the Director of Metropole Wealth Advisory answers the question of whether you can claim negative gearing when you own a property in a trust. Takeaways: Who Do You Ask for Property Investment Advice? Options that may not be the best: Many people ask no one - which might leave knowledge gaps. Friends and family may have good intentions, but may not be experts. Real estate agents work for the vendor and most don't own any investment properties. Mortgage brokers may not understand the market enough to advise you on what an investment grade property is. Accountants don't have an intimate knowledge of the property market. Financial planners are licensed to sell financial products, but most aren't able to advise on real estate. Property marketers are sales people selling a "product". Invest seminars and workshops. Ask if the person conducting the event is an expert and how have they made their money. Many people who claim to be mentors can be property sellers in disguise. Be careful who you choose. Buyers agents are usually just order takers and don't take into account your long term strategy. Better options: Find a trusted advisor who can help you devise a strategy that sits behind your property investment decisions. Following the teachings and systems of those that have already achieved what you want to achieve. A trusted advisor tailors their recommendations to your personal circumstances and warns you of the possible risks. The first question you should ask is "how are you getting paid." Experience takes years to acquire and comes at a cost. Mindset Message: Two choices we have in life from Jim Rohn Make it less than we have the capacity to be. This can lead to a life of apprehension Become all we can possibly become and do as much as we possibly can. Ken Raiss: Can you claim negative gearing when you own a property in a trust? Negative gearing is not a property investment strategy. It is a finance situation at a moment in time. Some trusts allow you to take advantage of negative gearing, but the ATO puts restrictions on these. Other trusts will let you carry the loss foreword for future years. There is no right or wrong answer - the type of trust you should use depends on your individual circumstances and you need specialist advice. Links and resources: Michael Yardney Metropole Rich Habits Poor Habits Jim Rohn Ken Raiss Metropole Wealth Advisory Episode 1: What Makes an Investment Grade Property Favourite quotes from this episode: "If they are not financial experts, don't ask them for financial advice." Michael Yardney "If you are interested in getting proper financial advice, you just need to find the right advisor who understands all aspects of investment." Michael Yardney "Most wealthy people have trusted advisors and are prepared to pay for them in all areas of their lives." Michael Yardney Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

In today's show I'm going to talk about which properties to avoid if you want to be a successful investor. While it's important to understand what properties make good investments, it's equally important to understand which properties you should not buy. I'm also going to share a number of Wealth Accelerators the rich use to become richer in my mindset moment. These are things that you may not have thought of, but are important for property investing, life and success. And as I answer a listener's question "Is possible to buy 10 properties in 10 years?" I'll share my thoughts on property accumulation. Know Which Properties to Avoid: Properties you shouldn't buy are properties that banks don't like and on which they'll lend a loan-to-value ratio. If the banks are wary of a property see it as a warning sign. Services Apartments leave you dependent on one particular operator and they have a limited resale market. Department of Defense Housing has a long lease and no ongoing maintenance, but they have expensive property management and other fees. And they're not located in investment grade locations. Small units, studio apartments and student accommodations - an apartment needs a flexible floor plan with at least 40 square meters and preferably 50 sq meters. Off the plan large apartment developments - they are in oversupply. Poor locations or even the worst part of a good street. Properties with no or limited parking Apartments in suboptimal locations. Avoid main roads and secondary locations. Rental guarantees are there because that is the only way the seller can find a buyer. Holiday locations. It's better to build your asset base in sound investment grade locations before buying a getaway property. Mining towns – enough said. Mindset Message: Wealth Accelerators: Leveraging and using other people's money in a strategic way. Using other people's time. Understanding how to legally use the tax laws to your benefit. Using the right ownership structures - own nothing in your own name. Having a sound network and building a great team around you. Having mentors and belonging to mastermind groups. Having a wealthy mindset. Your reality is what you think is real. Your perception is your reality. Owning the right assets. Buying 10 Properties in 10 Years It doesn't matter how many properties you own – it's the size of your asset base and how hard your money works for you. Don't focus on the number of properties - focus on the size of your asset base. Accumulation stage - build a portfolio of properties that outperform the averages Lowering your loan-to-value ratio. Live of your cash machine Understand the 3 phases of wealth creation:- Links and resources: Episode 1: What Makes an Investment Grade Property Episode 3: How Many Properties Do You Need to Retire Michael Yardney's Mentorship Program Metropole Property Strategists Rich Habits Poor Habits Favourite Quotes from this episode: "I often see investors exhibit confirmation bias - this is where people just want confirmation of the decision they have already made." Michael Yardney "Investors buy with their calculators. I like to sell to owner/operators who buy with their hearts." Michael Yardney "Properties need to be liquid. You need to be able to resale or refinance. " Michael Yardney Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

This week we learn some investment lessons from the most successful investor in the world. In my mindset moment, I'm going to share some quotes from Warren Buffett. My special guest today is Ken Raiss, director of Metropole Wealth Advisory. Ken answers a question about the best structures for owning an investment property. Learn to Invest From the Most Successful Investor in the World Warren Buffet's Philosophy includes: Adhering to a proven investment strategy. Being a counter cycle investor. Specialize not diversify. Being a value investor. Take a long term view and invest for the long term. Don't invest in anything you don't understand. Manage your risks. Bad times will come and go with surprising frequency. Mindset Message: Warren Buffett Quotes The difference between successful people and really successful people is that really successful people say no to almost everything. What we learn from history is that most people don't learn from history. Diversification is protection against ignorance. You only have to do a few things right in your life as long as you don't do too many things wrong. What are the best structures for owning an investment property: Ken Raiss Decide your structure well before you buy Buy a family home in your personal name For investments ask what you expect out of it Trusts can be an option depending on what you want A self-managed super fund is a form of trust with tax benefits later on Ask what your primary source of income is when deciding tax advantages for the type of trust you choose. Property trusts for personal and discretionary trusts for businesses Trusts with family lineage clauses Testamentary trust set up after death as part of a will Specific advice for your particular circumstances are ideal Links and resources: Michael Yardney Metropole Episode 1 Why It Is Important to Buy Investment Grade Property Warren Buffett Metropole Wealth Advisory Ken Raiss Property Update Quotes from this episode: "If you focus on sound financial strategies with a long-term, big picture goal, you will be able to gain financial independence." Michael Yardney "Learn the habits of people who are really successful." Michael Yardney "To become an expert, you have to do the same thing 100 times not 100 things once." Michael Yardney Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

Boy have things changed in the property markets over the year. Growth is stalling, so what's ahead for the year? Today's show is going to answer this question plus more. It is a special edition of my weekly show and I'll chat with four experts who share their "on the ground" knowledge as we do our Spring State by State property market update. Today's discussion includes: What's really going on in Australia's major capital city property markets We answer the question: Is the market consolidating before another rise or have we reached a peak? We show you how property prices don't always go up. We explain how we are at a time of increased risk and volatility. Ken Raiss, Director of Metropole Wealth Advisory – The Economic Context The global economy is improving and the labor market is strong. Low wage growth is restraining spending. China is growing at a reasonable pace driven by infrastructure and property spending. China has a moratorium on sending money overseas. The US has one of the stronger economies and is slowly raising interest rates. The Australian economy is going through a bit of a rough patch, but improving. We are seeing low wage growth and higher prices particularly in energy and health. Business confidence is high, but this has not translated into hiring new staff or increasing wages. Interest rates aren't expected to rise at least in the second half of 2018. People pulling money out of their savings has put a damper on things. Kate Forbes National Director of Property Strategy – Metropole Melbourne Melbourne has been the best performing property market over the last 20 years. Population growth and job creation have been strong fundamental drivers. Migrants have been coming to Melbourne for all the permanent jobs creates by the strong economy. It's not too late to get into the market, but correct property selection is critical – it needs to be an investment grade property . The location of the property is paramount. Ahmad Imam Senior Property Strategist – Metropole Sydney Sydney property prices have grown 13% over the last year, but the markets are fragmented. Property price growth has been stronger in the inner ring suburbs. Capital gains in those pockets that had strong growth are being weighted down by affordability constraints. The lower end of the market will benefit from first home buyer incentives. The growth has been driven by strong population growth and skilled migration. Property is also a popular asset class for baby boomers leading up to retirement. It's not too late to buy, but now more than ever you have to buy an A grade asset. Strongest and most stable growth in existing and established apartments. Small to medium density boutique style complexes. There is also strong growth in townhouses and detached houses at the upper end. Brett Warren Senior Property Strategist – Metropole Brisbane Brisbane has grown about 3%. The housing market has been performing strongly. Brisbane lost job growth and the population growth struggled. The population growth and job growth are picking up. There is also infrastructure expansion which is a positive for investors and homeowners. Better performing areas have fundamental drivers of good infrastructure, employment, walkability, and good schools. Be careful of buying in the Sunshine and Gold Coasts. Investment opportunities in the good pockets and employment hubs. The Other Capital Cities Canberra home values have increased about 8% over the last year. Darwin values are down and likely to keep falling a little. Values are 18.6% lower than its peak. This is a market best avoided. Property values in Hobart increased by 13.6% over the last 12 months. The economy is also starting to pick up. There has been short term growth, but very few long term growth drivers. Perth markets are still languishing with significant over supply. Dwelling values have fallen. I'm not convinced that this is a good place for counter cyclical investing. Adelaide markets are very fragmented. Property values have increased, but there are very few long term growth drivers. There are better places to invest. Links and resources: Michael Yardney Metropole Ken Raiss Kate Forbes Ahmad Imam Brett Warren APRA Quotes: "I'm an investor not a speculator." Michael Yardney "The vast majority of our economy growth is in the capital cities and that's where 80% of our population live." Michael Yardney "I would avoid investing in areas that aren't capital cities as the gap between our large centers of economic growth and our regional markets is going to keep widening ." Michael Yardney Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

Today, I am handing over the show to you, the listener, as I answer your questions about property investment. I talk about how to acquire multiple properties in today's tight lending environment, market timing, and pros and cons of cash flow versus capital growth in properties. In my mindset moment, I am going to share with you four quotes from Richard Branson that have inspired me and just might inspire you too. Today's discussion includes: The importance of timing (or not) when investing in real estate How to grow a 10 property portfolio in the current finance market. The pro's and cons of cash flow positive properties The importance of buying "investment grade" properties The 3 big drivers of property values: People (household formation), Purchasing Power, and Supply & Demand My "top down" approach to property investing How the best time to buy is when you are ready to buy The size of your asset base and its performance is more important than the number of properties you own While growing your asset base takes a few decades having the right mentors can help shortcut the process Mindset Message: Four Quotes from Richard Branson "Don't be embarrassed by your failures. Learn from them and start again." "Criticism is a poor reflection on the one who criticizes." "True success should be measured by how happy you are." "Find something that you enjoy and have fun doing." Links and resources: Michael Yardney Metropole Rich Habits Poor Habits Richard Branson Episode 1 Buying Investment Grade Properties Episode 2 Is it too late to buy this property cycle? Quotes: "Look for locations within capital cities where people have a higher disposable income." Michael Yardney "Buy when you can afford to buy, and when you are ready to buy." Michael Yardney "It takes the average property investor 30 years to become financially independent." Michael Yardney Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

In this special podcast I explain How to Profit from Property Development in the current property markets. Listen in as I chat with property development expert Bryce Yardney and we discuss: Why more investors are keen to get started in property renovations or property development. The importance of learning from trusted educators and mentors rather than the new breed of "get rich quick educators." The four different levels of property development available to investors The benefits of becoming a property developer The big risks involved in property development at this stage of the cycle. What is required to fund a property development project. I also walk through my 8 stages of the property development process Pre Purchase Concept stage Purchase Town planning Working Drawing and documentation Pre Construction Stage Construction Completion Links: My Property Renovations and Development Workshop Michael Yardney's Property Update Blog

In today's show I'll be discussing 7 pearls of ancient wisdom for success in property investment and life. Let's see what we can learn from Confucius and his friends. In my motivational moment, I share some great concepts from Steve Jobs and Winston Churchill. There is so much we can learn from these experts that can be applied to life, success, and even investing. I finish off with Pete Wargent who explains to us why we can't depend on the Government to look after us in the future. We can do smart things as a property investor to secure our own futures. 1. 7 Pearls of Ancient Wisdom for Success Thoughts lead to feelings. Feelings lead to actions. Actions lead to results. Recognize where you need help and don't be afraid to ask for help. Seek out mentors that have achieved the goals you aspire to. Review your property portfolio regularly. Get rid of losers and move foreword. Insure yourself and your assets and maintain a financial buffer. The process takes time. It's never too late to get into the property game. 2. Mindset Message: Developing rich habits by thinking like successful people. Steve Jobs and Winston Churchill teach us about: Having perseverance and letting your vision pull you through. Having a positive passion project. Having the courage to continue is what counts. 3. Why we can't depend of the Government to look after us in the future. Australian's are living longer, often 20 – 30 years after retirement. The typical superannuation fund balance will not be sufficient for your "golden years." Australians need to invest and build an asset base using the power of leverage, time and compound growth It will take around 15 years to build a sufficient asset base for financial freedom, but possibly a further 10 years if you do what the average property investor does and invest the wrong way. Consider investing in different asset classes including shares and properties We all have a "natural bias" towards certain investment classes The most important thing is to get started Speed things up by getting the right mentors and finding a proven strategy then formulate a plan Start investing when you are young because time and leverage are on your side Links and resources: Pete Wargent's seminar in Sydney - Money for Life Michael Yardney Metropole Rich Habits Poor Habits Michael Yardney Mentorship Program Pete Wargent Pete Wargent on Property Update Property Update Stephen Koukoulas Quotes: "Your level of wealth will seldom exceed your own personal development." Michael Yardney "One of the biggest mistakes that new investors make is thinking that they can do everything themselves." Michael Yardney "If you are the smartest person in the room, you are in the wrong room." Michael Yardney Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

Today I share 9 reasons not to invest in property, and in my mindset moment, I'm going to be a bit of a thorn in your side. Then my guest, Pete Wargent gives us some predictions for the future of property. 9 reasons not to invest in property You should NOT get involved in real estate investing if you're: Looking for tax savings and ignoring property investment fundamentals Fear of missing out or FOMO Wanting to get rich quick Not understanding how investment property works If you are not financially fluent in budgeting, spending, and handling debt Looking for your property to do multiple things like be a holiday home or retirement home as well as an investment Your finances are not in order If you can't afford an investment grade property Trying to time the market or find the next hot spot Mindset Message: You are not your fears, but you create your fears. Pull out the thorn and face your fears, so that they never bother you again. Pete Wargent's prediction for the future of property Pete explains where we should be investing based on the following likely trends over the next decade: Falling homeownership rates More Asian migration and overseas investment More high-rise construction and apartments Jobs in "service industries" are becoming more prevalent All this means that real estate investors will need to get smarter in their decisions Links and resources: Michael Yardney Metropole Rich Habits Poor Habits Pete Wargent's blogs on Property Update Pete Wargent Pete Wargent on Twitter @PeteWargent The Untethered Soul: The Journey Beyond Yourself Pete Wargent on Property Update Quotes: "Buying property to save on taxes can lead to ignoring the fundamentals of property investing." Michael Yardney "Investing based on emotion leads to bad judgement." Michael Yardney "Property investment is a long-term endeavor that usually takes about 30 years to reach financial independence." Michael Yardney Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

Everybody wants to know what is ahead in the world of real estate, but I was recently asked about the biggest changes I have seen looking back over the last decade. Today I share these, and then I look forward to my 9 property predictions for the next decade. In my mindset minute, I talk about what I would do differently if I started over again and ways to learn smarter and faster and "getting a bigger cup". Today's discussion includes: In 2007, Sydney was the most expensive city with a median price of $500,000 Perth was the second most expensive capital city About 70% of new buildings were being built on the fringes of capital cities rather than in the CBD I had just written my first book which became a classic - How To Grow A Multi-Million Dollar Property Portfolio - in your spare time We were on the cusp of the biggest economic downturn in almost a century and nobody realized. Yet strategic investors stayed the course, didn't panic and look how well they've done Back then I spoke about holding residential real estate for the long term and nothing has really changed No one foresaw the 3 big drivers of the property markets over the next decade: Significantly lower interest rates Strong population growth Our mining boom led by the surging Chinese economy. 9 predictions for property in the next decade: We're in for a period of lower capital growth We're also in an era of lower interest rates There will be significant growth in our service industries Our property markets will become more fragmented More people are going to live in apartments There will be a bust in the inner city apartment markets in some areas We'll have significant population growth There will be a lot more white noise Always expect the unexpected Mindset Message: What would I do differently if I started investing all over again? I would spend more time educating myself. I would learn from others by modeling the most successful people and upgrading my "programming." Links and resources: Michael Yardney Metropole How To Grow A Multi-Million Dollar Property Portfolio - in your spare time Unlimited Power by Tony Robbins Rich Habits Poor Habits Quotes: "You can't predict the future by looking at the past." Michael Yardney "I now look into the future not the past. I focus on where future growth is likely to occur." Michael Yardney "Learn from mentors and others because learning from your mistakes can be slow and demoralizing." Michael Yardney Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

Today, in this special episode of the Michael Yardney podcast, I replay an interview with me by Tyrone Shum of Property Investory. I'll share my story – how I got started in property, what's I'm up to today and what inspires me. In this show Tyrone asks me: What a typical day looks like. Where I grew-up and a bit about my personal story. How I started in property and what motivated me then The story behind the name Metropole Properties How I learned about the importance of cycles and finance for property investors My biggest a-ha moment. I share how learned the hard way that not everything that glitters is gold and to be a more cautious investor. Links: Property Investory Michael Yardney's Mentorship Program Michael Yardney's Property Update Blog

Today I discuss a very important topic for property investors - the future of interest rates. Do you think they are going to stay the same, fall or rise? Would you be surprised if they went up eight times in the next two years? One expert believes that could be the case. Could you cope with that? In my mindset moment, I discuss why you should be doing the opposite of everyone else. And this doesn't just relate to real estate investing. I will also share with you seven questions you should ask before locking in interest rates. Today's discussion includes: How John Edwards, a former Reserve Bank board member, predicts interest rates will go up eight times. What "normal interest rates" rally are Why if rates do rise significantly, it would mean that the economy would be booming and that could be a good thing. 3 Reasons Why It Is Unlikely for Interest Rates to Go Up Any Time Soon: We're in the middle of a credit squeeze and banks have already raised interest rates The Reserve Bank wants to keep the Australian dollar weak The world's economy is still sluggish Mindset Message: Why you must do the opposite of everyone else. Become great at something by focusing on that one thing and putting all your eggs in one basket. Choose one thing and do it really well and become an expert at it. 7 questions to ask before locking in on interest rates: Will I want to sell during the fixed rate loan? Will I want to access the equity during the fixed period? Do I need an offset account? Can I make extra repayments on my loan? What balance of fixed and variable rates do I need in my portfolio? How long should I fix my rates for? If rates fall, what will locking in today cost me? Links and resources: Michael Yardney Metropole When will interest rates rise? John Edwards' interest rate prediction Rich Habits Poor Habits Quotes: "Once the economy improves, the Reserve Bank may need to increase interest rates." Michael Yardney "To be successful, you need to dismiss common beliefs." Michael Yardney "Locking in interest rates gives you an advantage of knowing what your commitments will be for a predetermined time." Michael Yardney Never miss an episode and keep up with all the good things going on at the Michael Yardney podcast by subscribing on iTunes. You can also subscribe to MichaelYardneyPodcast.com to keep up with the latest information including bonus material that comes out between the podcasts.

In this special podcast I explain How to Profit from Renovations in the current property markets. Listen as I discuss: My 8 step process for profiting from renovations. 5 tips for successful renovations Why renovations make sense in today's property market The one thing that many renovations courses teach that is patently incorrect. I explain the 4 big benefits of renovations: - Increasing the rental return and therefore yield of your investment property Increasing the aesthetic appeal of the property and thereby attracting a wider tenant pool and often a better-quality tenant. Increasing your depreciation allowances. "Manufacturing" capital growth thereby increasing the overall value of your property, even in a flat market. I also walk through my 8 Step renovation process Why – what is your reason Preparation - finance & structures Where? Research target areas–due location diligence What - Find a property with value add potential – due diligence analyze Purchase – at "wholesale" Plan & Budget – consider your target market and end values The renovation process – create a higher and better use Post Renovation – my preferred strategy is lease, refinance and repeat Watch out next week for the second of this 2 part series where I discuss the 9 Step Property Development Process Links: My Property Renovations and Development Workshop Michael Yardney's Property Update Blog

Today, I answer the frequently asked question - "how many investment properties do I need to retire?) This just may be the wrong question because the number of properties you need before quitting your job depends on your assets value and how hard your money is working. To become financially independent you need to build a cash machine by growing a substantial asset base of high growth properties. These are the steps you take. Build your asset base Transition to lower loan to value ratios Start living off your property portfolio In my mindset moment, I chat with best-selling author Tom Corley about a study that concluded that we are hardwired to be miserable. Today's discussion includes: How many properties you need to retire The principles of real estate investing Calculating how big an asset base you require to get the income you need to live off your property portfolio How to create a cash machine with your investment properties Having the right finance strategy Having an asset protection plan to see you through the ups and downs Following a known, proven and trusted real estate investing strategy Mindset Message: We are always striving to improve and better ourselves. If human beings are going to be successful, we can't be happy all the time or we won't push ourselves to achieve more. Links and resources: Living Off Equity Spreadsheet Michael Yardney Metropole Rich Habits Poor Habits David Buss Thomas C. Corley Michael Yardney's Property Update Blog

Welcome to episode two of the Michael Yardney podcast. Today, I'm going to discuss three things. One of them is a very common thing I get asked. Is it too late to get involved in property investment at this stage of the cycle? Difficulty getting finance from the banks A lesson that changed my way of thinking about all sorts of things not just property investment. Today's discussion includes: What other factors to consider with investing besides timing Countercyclical investing It's not the external world that determines if you make money, it is something inside If you are waiting for the perfect time to invest, the timing will never be perfect for you. Buying properties when everyone tells you not to You are not buying the market, you are buying an individual property within that market. Maximize your profits in the upturns while being prepared for the next downturn Why it takes the average investor 30 years to become financially independent Sometimes the right thing to do is nothing. Buying one property each year is unrealistic. Mindset Message: Don't Wish It Were Easier Wish You Were Better When life happens we can choose to be the victim or the victor. We have to be able to face a changing landscape daily. Our mindset and our passion for improvement every day through consistent action will set us apart from the average person. Links and resources: Michael Yardney Michael Yardney's Property Update Blog Metropole A Tale of Two Cities Jim Rohn

Welcome to episode one of the Michael Yardney podcast. Over the years, I have probably educated more successful Australians than anyone else in the area of wealth creation through property. Now it's time for me to share my thoughts about what is going on in the world with property investment, the economy, and why the rich keep getting richer all through my new Michael Yardney podcast. This is going to be a weekly show that comes out every Tuesday, where you can pick my brain on property investment and more. I'll also share some thoughts from my advisors in my mastermind group. I will try to get to as many of your questions as I can. Today, I'm going to talk about one of the reasons many investors fail and how to find an investment grade property. I also share how to become the pilot of your life and not the passenger. Today's topics include: How the majority of property investors in Australia fail Buying investment grade properties that produce wealth building returns Characteristics of a good investment Four ways that property investors make money Building an asset base and transitioning to cash flow stage Six stranded strategic approach to buying properties Following a proven blueprint that other investors have followed Mindset Message: How to Become the Pilot of Your Life Not the Passenger As the world changes, we can attribute success to things outside our control or things that we can influence. People who take responsibility and are accountable for things that happen tend to earn more money, be more successful, and achieve more. We can change our beliefs and improve how we look at the world. Links and resources: Michael Yardney Metropole Michael Yardney's Property Update Blog