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Kate Hill. The Female Investor
Table of Contents
Guide
Pages
THE FEMALE INVESTOR
ABOUT THE AUTHORS
INTRODUCTION: WHY YOU MUST ACT – NOW!
THE FACTS
HOW CAN PROPERTY HELP?
WHY THE TERM ‘LANDLADIES'?
WHY DOES IT MATTER?
WHAT WILL YOU LEARN?
CHAPTER 1 WHO CAN HELP: Getting your team on board
YOUR EXPERT TEAM
MORTGAGE BROKER
ACCOUNTANT
FINANCIAL PLANNER/ADVISER
BUYER'S AGENT
QUALIFIED PROPERTY INVESTMENT ADVISER
SALES AGENT
CONVEYANCER OR SOLICITOR
PROPERTY MANAGER
QUANTITY SURVEYOR
BUILDING AND PEST INSPECTOR
CASE STUDY: CLAIRE'S STORY
TO‐DO LIST
CHAPTER 2 HOW TO SAVE: Finance is not a dirty word
SAVING A DEPOSIT
5 SIMPLE STEPS TO SAVE A DEPOSIT
1. CUT BACK — BUT DON'T FORGET TO LIVE
2. FROM LITTLE THINGS, BIG THINGS GROW
3. OUT OF SIGHT, OUT OF MIND
4. MONEY‐MAKERS
5. GETTING TO GRIPS WITH GRANTS
THE LOWDOWN ON LOANS
HOT TIP
I CAN BORROW HOW MUCH?
HOT TIP
WHAT IS EQUITY?
WHAT'S WITH ALL THE ACRONYMS?
NICOLA TELLS: HOW LMI HELPED PAY FOR A PENTHOUSE
UNDERSTANDING MORTGAGE REPAYMENTS
BREAK FEES — WHAT ARE THEY?
KATE TELLS: TO FIX OR NOT TO FIX?
CASE STUDY: LISA'S STORY
TO‐DO LIST
CHAPTER 3 WHEN TO BUY: The truth about property investment
IT'S NOT ALL ROSES AND FLUFFY BUNNIES
HOT TIP
THE GOOD BITS
LESS VOLATILE
INCOME‐EARNING
CAPITAL GROWTH
POTENTIAL TO REDUCE TAX
NO TECHNICAL KNOWLEDGE REQUIRED
A TANGIBLE ASSET
LIKED BY LENDERS
CASH NOT ALWAYS NEEDED
CONTROLLED BY YOU
HOT TIP
BUYING COSTS TO CONSIDER
SOME SELLING COSTS TO CONSIDER
THE BAD BITS
NOT CHEAP TO START — OR FINISH
HOLDING COSTS
INTEREST RATES
POSSIBLE VACANCY
NOT LIQUID
LOSS OF VALUE
NO SETTING AND FORGETTING
UNEXPECTED EXPENSES
NICOLA TELLS: MY BIGGEST PROPERTY‐INVESTMENT BLUNDER
UNDERSTANDING MARKET CYCLES
MARKET CYCLES
BOOM
DOWNTURN
STABILISATION
UPTURN
WHY DOWNTURNS CAN BE GOOD AND BUBBLES CAN BE BAD
HOT TIP
WHY YOU MUST RESIST FOMO
KATE TELLS: FOMO AT PLAY
CASE STUDY: JENNIFER'S STORY
TO‐DO LIST
CHAPTER 4 WHERE TO BUY: The lowdown on location
RESEARCH, THEN RESEARCH SOME MORE
UNDERSTANDING PROPERTY DATA
CHOOSE YOUR EXPERTS WISELY
KATE TELLS: LOCALS AND PROPERTY KNOW‐HOW
THE PRINCIPLES OF SUPPLY AND DEMAND
1. OVERSUPPLY ISSUES
2. UNDERSUPPLY ISSUES
3. LOW BUYER DEMAND
4. HIGH BUYER DEMAND
HOT TIP
AREA SELECTION
HOT TIP
LOCATION MATTERS
IS CITY OR COUNTRY BEST?
KATE'S MYTH BUSTER
5 AREA‐SELECTION FUNDAMENTALS
1. SUPPLY AND DEMAND
2. ACCESS TO AMENITIES
3. FUTUREPROOF
4. DOWNSIDES
5. REMOTENESS
KATE TELLS: MINING‐TOWN WOE
THE EXPERT'S GUIDE TO LOCATION
6 LOCATION METRICS TO UNDERSTAND
1. WHAT'S GOING ON THERE?
2. WHO LIVES THERE?
3. WHERE DO THEY WANT TO LIVE?
4. HOW WELL OFF ARE THEY?
5. WHAT DO THEY DO FOR A LIVING?
6. WHAT'S THE SUPPLY SITUATION
HOT TIP
BORDERLESS INVESTING
LOCATION FIRST
PHYSICAL INSPECTION HURDLES
IT'S NOT ABOUT YOU
EXPERT STRATEGY
CASE STUDY: SUSAN'S STORY
TO‐DO LIST
CHAPTER 5 WHAT TO BUY: It's not just about the dwelling
5 SUBURB LOCATION METRICS TO UNDERSTAND
1. WHERE IS THE FUTURE DEMAND?
HOT TIP
2. WHAT ARE THE VACANCY RATES?
3. WHAT ABOUT AMENITIES?
4. WHAT ABOUT TRANSPORT?
5. WHAT IS THE RENTER–OWNER RATIO?
NEIGHBOURHOOD NITTY‐GRITTY
9 NEIGHBOURHOOD KNOW‐HOWS
1. IS IT ON A BUSY ROAD FOR THE AREA?
2. IS IT CLOSE TO A BUS ROUTE?
3. WHAT IS THE SLOPE OF THE STREET AND LAND?
4. IS THE PROPERTY ON THE HIGH OR THE LOW SIDE OF THE STREET?
5. WHAT ABOUT ON‐STREET PARKING?
6. WHAT IS THE VIEW FROM THE STREET?
7. HOW CLOSE IT IS TO POWERLINES?
8. IS IT IN A FLOOD OR BUSHFIRE ZONE?
9. ARE THERE ANY OTHER WARTY BITS?
HOT TIP
DWELLING TYPE PROS AND CONS
HOT TIP. Land value rises, building value declines
ESTABLISHED HOUSES. PROS
CONS
ESTABLISHED TOWNHOUSES, DUPLEXES, UNITS. PROS
CONS
NEW PROPERTY. PROS
CONS
WORD OF WARNING
A FEW WORDS ABOUT VACANT LAND
PROPERTY PECULIARS
17 PROPERTY PECULIARS
1. WHAT IS ITS CONSTRUCTION?
2. WHAT IS THE LAND SIZE?
3. IF IT'S A UNIT, WHAT IS THE SIZE OF THE COMPLEX?
4. ARE THERE ANY RETAINING WALLS?
5. ARE THERE ANY ZERO BOUNDARY WALLS?
6. WHAT IS THE PROPERTY'S ASPECT OR ORIENTATION?
7. WHAT IS THE TYPE OF TITLE?
8. WHAT IS THE OVERALL CONDITION OF THE PROPERTY?
9. WHAT IS THE FLOOR PLAN?
10. WHAT ARE THE PROPERTY'S FACILITIES?
11. WHAT ARE ITS FIXTURES AND FITTINGS?
12. WHAT IS THE OUTDOORS LIKE?
13. WHAT IS THE PET POLICY?
14. WHAT ARE THE UNIT FACILITIES?
15. ARE THERE ANY ADDITIONS?
16. ARE THERE BUILDING OR PEST PROBLEMS?
17. ARE THERE ANY FEATURES THAT ARE NOT PART OF THE SALE?
HOT TIP. Ask yourself the ‘pink kitchen cupboard’ question
BUT HOW DO YOU FIND OUT ABOUT ALL THIS STUFF?
KATE TELLS: INFORMATION GOLD
CASE STUDY: ELAINE'S STORY
TO‐DO LIST
CHAPTER 6 HOW TO BUY: Negotiate like you mean it
DOES THE BUY‐IN PRICE MATTER?
HOT TIP
WHAT ARE RECENT SALES OF SIMILAR PROPERTIES?
DON'T TAKE THE BAIT
HOW ARE PROPERTIES BEING SOLD?
DUTCH AUCTIONS
HOW MANY PROPERTIES ARE FOR SALE?
HOT TIP
WHAT PRICE ARE YOU GOING TO OFFER?
ONLINE ‘VALUES'
DOES THE SELLER HAVE SPECIAL CONDITIONS?
HOW DO YOU PREPARE YOUR OFFER?
HOT TIP
YOUR OFFER WAS ACCEPTED — NOW WHAT?
CASE STUDY: CHLOE'S STORY
TO‐DO LIST
CHAPTER 7 LANDLADY KNOW‐HOW: How to own property for yonks
6 REASONS WHY YOU SHOULDN'T BE A PRIVATE LANDLADY
1. OODLES OF RULES
2. TIME‐CONSUMING
3. GEOGRAPHIC CONSIDERATIONS
HOT TIP
4. WHEN TENANTS BECOME FRIENDS
THE DANGERS OF NOT RAISING THE RENT
5. INCREASED VACANCY
6. TENANT SELECTION
HOT TIP
WHY GOOD PROPERTY MANAGERS ARE ROCK STARS
PRE‐PURCHASE INSPECTION
RENT APPRAISAL
HOT TIP
SECURING A QUALITY TENANT
DURING THE TENANCY
AT THE END OF THE TENANCY
KATE TELLS: BUSTING MYTHS
HOW TO FIND A GOOD PROPERTY MANAGER
HOW TO BE A GOOD LANDLADY
TO FURNISH OR NOT TO FURNISH — THAT IS THE QUESTION
CASE STUDY: HALEY'S STORY
TO‐DO LIST
CHAPTER 8 HOW TO HOLD: Fear not, my friend
MAKING PEACE WITH INVESTING
THE PROPERTY SKY IS FALLING — ISN'T IT?
WHAT TO DO WHEN THE SHIT HITS THE FAN
1. LONG PERIODS OF VACANCY
2. ONGOING MAINTENANCE AND REPAIRS
3. TENANTS NOT PAYING THE RENT
4. DODGY DEALINGS
5. GETTING SUED
6. DEATH OF A TENANT
7. SIGNIFICANT PROPERTY DAMAGE
8. PEST PROBLEMS
9. OVERPAYING FOR THE PROPERTY
KATE TELLS: MY VACANCY EXPERIENCES
BEING READY — FOR ANYTHING
HOT TIP
HOLDING AND THEN HOLDING SOME MORE
HOT TIP
PROPERTY MANAGERS — AGAIN
WHY INSURANCE IS NON‐NEGOTIABLE
BUILDING AND LANDLORD INSURANCE
HOT TIP
KATE TELLS: THE FLOODING
CASE STUDY: JULIE'S STORY
TO‐DO LIST
CHAPTER 9 HOW TO IMPROVE: The reality of renovations
BUDGET BLOWOUTS
WHAT DO TENANTS WANT?
IT DOESN'T MATTER WHAT YOU LIKE
NICOLA TELLS: MY LOVE FOR ORANGE
4 SIMPLE COSMETIC RENOVATIONS
1. INTERIOR PAINTING
HOT TIP
2. UPGRADING FLOORING
HOT TIP
3. WINDOW FURNISHINGS
4. LANDSCAPING
NICOLA TELLS: HOW I MADE $40 000 FROM A COUPLE OF TINS OF PAINT
MORE SERIOUS RENOS
KATE TELLS: IS IT WORTH DOING?
SMALL PROPERTY DEVELOPMENT
HOT TIP
CASE STUDY: ROSIE'S STORY
TO‐DO LIST
CHAPTER 10 HOW TO GROW: Having ‘the talk'
PROTECTING YOUR ASSETS
HOT TIP
THE POWER OF TWO
NICOLA TELLS: JOINING FORCES
OWNERSHIP STRUCTURES
HOT TIP
JOINT TENANTS
TENANTS IN COMMON
HOT TIP. Preparation is the mother of success
HOW TO EXTRACT EQUITY
HOT TIP
CASE STUDY: MOHANA'S STORY
TO‐DO LIST
CHAPTER 11 WHEN TO SELL: Why your property must grow wrinkles
HOT TIP
LONG‐TERM STRATEGY
UPS AND DOWNS AND SIDEWAYS
WHEN IS IT TIME TO SELL?
1. UPGRADING YOUR HOME
2. REDUCING DEBT
3. CREATING CASH FLOW
SOME FINAL WORDS FROM NICOLA AND KATE
INDEX
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