{"id":10347,"date":"2017-01-29T01:00:08","date_gmt":"2017-01-28T14:00:08","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=10347"},"modified":"2017-01-29T01:00:08","modified_gmt":"2017-01-28T14:00:08","slug":"a-sad-spruker-story-buyers-beware-shannon-davis","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/a-sad-spruker-story-buyers-beware-shannon-davis\/","title":{"rendered":"A sad spruiker story – BUYERS BEWARE – Shannon Davis"},"content":{"rendered":"

 
\nToday we share a sad story with you.
\nSandy wrote to me with a tale that we can all learn from. \u201cBUYER BEWARE\u201d as Sandy says. We could also say that if it looks too good it generally is. We get expert comment on Sandy\u2019s situation from Shannon Davis<\/strong> who says he sees this all too often.
\n <\/p>\n

Transcript:<\/strong><\/h4>\n

Kevin:<\/b>\u00a0 I\u2019m going to feature a question that came in \u2013 well, probably not so much a question as more a comment or a statement from Sandy, who shares an experience with us that I want to share with you because I think there\u2019s a lot of lessons inside this.
\n\u201cKevin, just writing about an unsuccessful investing experience.\u201d This is Sandy writing this message. \u201cI really enjoy the success stories of others but here\u2019s one from the other side.
\n\u201cI\u2019ve been interested in property for about 10 years and currently have 11 properties. It sounds reasonable on paper and could be marketed in a magazine as a success story if you stopped there. But the reality is I\u2019ve hardly any equity in those properties and all of them have underperformed in terms of their equivalents in even good markets like Sydney, and the majority are in dismally performing areas.\u201d
\n\u201cHow did I get myself into this situation?\u201d asks Sandy. \u201cI got spruiked. I blame myself and not the spruiker. Buyer beware, although I feel like there was a breach of trust in this process. I joined a well-known real estate mentoring group and was sold what I now realize overpriced, undesirable developer stock. There was little transparency in the process of the commissions the sales agent posing as a real estate mentor received.
\n\u201cI\u2019m now in the process of taking a $250,000-plus hit to steady the ship and start again, this time in the inner ring areas of the four major capital cities and most likely pay a buyer\u2019s agent a fee to find me something that ticks all the boxes \u2013 an expensive learning process and one that I would feel much better about had I chosen these properties myself, rather than pay for a mentoring program and then pay much more dearly for biased advice. Once again, buyer beware.\u201d
\nSandy says that she writes this as a warning to many of those looking at joining certain groups with underlying vested interests to sell you certain properties.
\n\u201cKevin, thank you for a great show. I listen to it regularly and religiously, and I find all your guests very interesting. I feel it\u2019s kept me on the property pathway rather than giving it up due to my recent failures. Kind regards, Sandy.\u201d
\nSandy, thank you so much for sharing that with us.
\nJoining me to talk about this, Shannon Davis from Metropole Property Strategists.
\nShannon, a really sad story there for Sandy. What would be your advice to her?
\nShannon:<\/b>\u00a0 I think first and foremost we have to educate ourselves. I think whenever we go to a supposed mentor \u2013 or in this case, spruiker \u2013 and say, \u201cI\u2019ve got money; what should I do with it?\u201d you\u2019re abdicating your responsibility and you\u2019re setting yourself up for failure with that.
\nSo let\u2019s educate ourselves first, and the best way to do that is to ask questions \u2013 and if a person\u2019s always bringing you back to a certain set of properties or a certain area to invest, it might be that they\u2019re in a process of selling property rather than selling investment strategies.
\nKevin:<\/b>\u00a0 Sandy talks there about going to see this group, a well-known buying group, and I guess one of the warning signs is if they are representing property. In other words they come to you and say, \u201cLook, this is the solution. I think you should buy this,\u201d that is a warning sign, isn\u2019t it?
\nShannon:<\/b>\u00a0 Oh, yes, definitely. Stock lists: they\u2019re masquerading as sellers for developers, really. And you might be paying a commission but they\u2019re getting further undisclosed or disclosed commissions from the builders as well, and very little empathy as to whether you\u2019re going to get capital growth or not.
\nKevin:<\/b>\u00a0 Shannon, there are a number of questions I want to ask you, one about working out what area you should be involved in, but Sandy did mention there her strategy of four major capital cities. What\u2019s your reaction to that?
\nShannon:<\/b>\u00a0 Yes, I think Sandy\u2019s on the right track there because she\u2019s starting to look for a little bit more scarcity. I think if it\u2019s a new area that you haven\u2019t really quite heard the name of that suburb before and it\u2019s stage one or stage five to go, there\u2019s not really a lot of scarcity in that investment, and at the end of the day, they\u2019re the properties that are going to be more prone to a correction or a big run on prices.
\nKevin:<\/b>\u00a0 So, mate, how would someone go about finding it an independent person to talk to about this?
\nShannon:<\/b>\u00a0 I think that they have no ties to anything at all. They can be unbiased and independent and survey each property for what it is and not on how they\u2019re going to get paid. I think if you\u2019re not paying the person working for you, buyer beware because obviously nothing\u2019s for nothing in this world and they\u2019re getting paid somewhere else, and that\u2019s going to compromise their advice.
\nKevin:<\/b>\u00a0 Yes. I\u2019m going to repeat this little part because I think it\u2019s quite relevant. Sandy says, \u201cI write this as a warning to many of those looking at joining certain groups with underlying vested interests to sell you certain properties.\u201d
\nNow that\u2019s the key \u2013 that they actually will come to you and say, \u201cWell, look, here\u2019s a portfolio of properties.\u201d You\u2019re going to find that they\u2019re new. They\u2019re probably developer stock. If you do your research properly, Shannon and I would suggest to you that you\u2019d probably find that it\u2019s also grossly overpriced, because they tend to build their own commission in above on top of that, don\u2019t they?
\nShannon:<\/b>\u00a0 Yes, it\u2019s a very contrived market. Offer stock lists, like you said there, and they\u2019re going to really preach the tax deduction of buying new, but what you find out is you\u2019ve bought very expensive development stock that underperforms in areas of little known establishment, and moving forward, it\u2019s not quite the investment you thought it was.
\nKevin:<\/b>\u00a0 Another warning sign will be if you are offered any kind of a rental guarantee. Normally what happens here\u2026\u2014You explain it, Shannon: what happens with a rental guarantee?
\nShannon:<\/b>\u00a0 Again, priced in. It originates to put new investors at ease, but again, it\u2019s priced into the price, and their biggest fear of finding a tenant, you pay a lot for that and you\u2019ll see a significant drop once those leases expire.
\nKevin:<\/b>\u00a0 Yes, so effectively they build in\u2026 They\u2019re prepared to put in over the above rental that you would normally get for that property to make it look a lot more attractive in terms of its return, and as you said, once that guarantee runs out, it will go back to a normal rent, which is grossly under what it is now.
\nShannon:<\/b>\u00a0 Yes, that\u2019s right. And often, they\u2019ll recommend their own solicitors and own financiers as well to help it escape the scrutiny, as well.
\nKevin:<\/b>\u00a0 Good talking to you, Shannon, thank you. A very timely warning. And, Sandy, thank you for sharing that experience with us, and I hope that\u2019s a great lesson for many other people, as well.
\nShannon, thanks for your time.
\nShannon:<\/b>\u00a0 Thanks, Kevin.<\/p>\n","protected":false},"excerpt":{"rendered":"

  Today we share a sad story with you. Sandy wrote to me with a tale that we can all learn from. \u201cBUYER BEWARE\u201d as Sandy says. We could also say that if it looks too good it generally is. We get expert comment on…<\/p>\n","protected":false},"author":176692471,"featured_media":9122,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[6,32,33,10,11,13,36,17,25],"tags":[101],"class_list":["post-10347","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buy-in-brisbane","category-buying-a-property-topic","category-case-studies-topic","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-investment-topic","category-property-investment","category-sponsored-channels","tag-podcast"],"yoast_head":"\nA sad spruiker story - BUYERS BEWARE - Shannon Davis - Realty Talk<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/channels.realty.com.au\/realtytalk\/a-sad-spruker-story-buyers-beware-shannon-davis\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"A sad spruiker story - BUYERS BEWARE - Shannon Davis - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"  Today we share a sad story with you. 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