{"id":10577,"date":"2017-03-01T07:00:04","date_gmt":"2017-02-28T20:00:04","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=10577"},"modified":"2017-03-01T07:00:04","modified_gmt":"2017-02-28T20:00:04","slug":"my-secrets-to-property-investment-success-andrew-mirams","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/my-secrets-to-property-investment-success-andrew-mirams\/","title":{"rendered":"My secrets to property investment success – Andrew Mirams"},"content":{"rendered":"

Andrew Mirams<\/strong>\u00a0\u2013 as well as being the guru of property finance – is a seasoned investor who helps people all over Australia develop their property portfolios. \u00a0He shares some of his personal experiences with us this week as our feature guest.
\nTranscripts:<\/strong>
\nKevin:<\/b>\u00a0 Our feature interview this week is featuring Andrew Mirams, who\u2019s no stranger to our show, but we\u2019re hopefully going to learn a little bit about Andrew that we didn\u2019t know before we started this conversation. Andrew, of course, is from Intuitive Finance and he\u2019s a regular contributor to our show. We certainly know how talented you are when it comes to talking finances, but let\u2019s find out a little bit more about you.
\nAndrew, good morning, and welcome to the show.
\nAndrew:<\/b>\u00a0 Hi, Kevin. How are you?
\nKevin:<\/b>\u00a0 Good, mate. Good to be talking to you again. Andrew, we probably will end up talking about finance because we always do whenever we talk to you, but what about your involvement in property investment? How did it start for you?
\nAndrew:<\/b>\u00a0 Basically, I\u2019ve been in finance all my life, so as a 15-year banker before, now a nearly 15-year mortgage broker, obviously being around it all the time it tweaks your interest. I\u2019ve always had an interest \u2013 even at an early age \u2013 in finance and property and maybe games of Monopoly. I can\u2019t remember whether I won or lost, but I was always intrigued by accumulating property and how you did it and all that sort of thing.
\nSo, I started at a young age and then once you start in the industry and you start seeing people doing well themselves, that obviously piques your interest.
\nKevin:<\/b>\u00a0 You\u2019d certainly rub shoulders with a lot of people who are doing it well, and you\u2019d also see a lot of people you\u2019ve no doubt learned from over the years. So, I will ask you about that, but tell me about your first property investment purchase. Where was it, and how old were you?
\nAndrew:<\/b>\u00a0 It\u2019s the classic story. Obviously, we bought our first home. Our first home was a little house in Castlemaine in country Victoria. We did that because my wife and I just got engaged and we wanted to move in there. But you move around as we did in the bank in those days, and the first actual property investment is a classic, like probably most people do.
\nThe house for sale over the road went up and we thought it would be a great little investment, so we bought it. Not the best investment. It was in a country town called Stawell, which is actually where I grew up in country Victoria.
\nYes, the classic like what we all do, Kevin. We see something across the road or in our local neighborhood and we think that\u2019s the best investment, so let\u2019s grab it. We did, and we didn\u2019t do too badly out of it, but like everything, if you could put an old head on young shoulders, we wouldn\u2019t have invested there. We would have made much smarter decisions earlier on.
\nKevin:<\/b>\u00a0 Was it where the property was, or was it the fact that it was in Stawell?
\nAndrew:<\/b>\u00a0 No, it\u2019s still a beautiful little country town in Western Victoria. It\u2019s just the limited growth in a small country town. We got a good rent return. We thought, \u201cOh, this is all right. It\u2019s paying for itself.\u201d But like I said, we were able to get ourselves out of it without any real damage done but didn\u2019t make any money. We learned a very valuable lesson very early on, Kevin.
\nKevin:<\/b>\u00a0 I remember in our very early investment days when we were moving around a lot, when I was in radio, the banks were quite reluctant to lend to you as an investor. They really just wanted you to buy your own principal place of residence and pretty much stay there. They wouldn\u2019t even allow you to transport loans in those days, so that\u2019s going way back.
\nIt made it very hard to start to build a portfolio at a young age.
\nAndrew:<\/b>\u00a0 Yes, it did. But when we had the deregulation, when the markets and the banks and the finance market deregulated, that probably started to free up things and made it easier for people to be able to accumulate.
\nIn the old, olden days\u2026 Way before our time, Kevin, of course. We are a couple of young guys\u2026
\nKevin:<\/b>\u00a0 I\u2019m giving my age away here.
\nAndrew:<\/b>\u00a0 You are a bit. We probably both could, but let\u2019s not.
\nThe only way to do an investment portfolio would have been literally if you had money. The wealthy just kept getting wealthier. Now it\u2019s a little bit easier for everyone to get into the market.
\nThere are some rules and regulations. The same old golden rules still apply \u2013 you have to have a deposit and you have to have an income to service it \u2013 but pretty much the markets have liquefied as the county has grown and everything like that.
\nYou\u2019re encouraged now to build your own wealth profile and look after yourself rather than rely on a pension, so it\u2019s become easier in time to be able to get into the property markets.
\nKevin:<\/b>\u00a0 I want to ask you about mentors and who you turn to and who you get your inspiration from. But before we do that, can I take you back? You purchased that first property with your wife. That was the one in Stawell. After you sold that property, was your next property a principal place of residence, or was it an investment?
\nAndrew:<\/b>\u00a0 We\u2019d always had our principle place of residence and things like that through the journey. We\u2019d been able to buy and sell our homes and upgrade, so we\u2019ve done okay there.
\nOur next investment property journey, we put our trust a little bit blindly into a financial planner\u2019s hands in Melbourne who bought us a property. Nice property. If I said I\u2019d bought a property in South Yarra, it makes people say, \u201cGee, that must have done well.\u201d
\nAnother golden mistake, we trusted a planner who was getting a little bit of money on the kickback, so we didn\u2019t get the right figures. It was actually a studio apartment with Quest Group,\u00a0<\/b>a service department, and that was really a yield plan I didn\u2019t need when I was in my mid to late 20s. I didn\u2019t even need yield; I wanted\u00a0<\/b>capital growth.
\nAgain, you learn by trusting others. We all need mentors around, and we need the right mentors. That\u2019s probably the key and doing your research and what\u2019s in it for everyone, not just in it for you
\nWe got out of that property without any real damage done, but when I say that, we\u2019re not losing money, but the idea of investing in property is, of course, to make money. We got out of that, and since then, we\u2019ve slowly and surely built a great team around us.
\nWe use some buyer\u2019s agents now who we know have our interests at heart, because I don\u2019t have time to go out and do all the research myself and things like that. It\u2019s not because I don\u2019t know the markets; I literally just don\u2019t have time to be doing what they can do really well. Now they\u2019ve helped me start to build and accumulate my property portfolio.
\nKevin:<\/b>\u00a0 When you\u2019re working with buyer\u2019s agents like that, Andrew, do you actually give them a good brief of what you want, or do you find that they intuitively know what you need or what you want in your portfolio?
\nAndrew:<\/b>\u00a0 A bit of both, but again, it also comes down to your budget. You can\u2019t have a champagne diet on a beer budget. It has to be within your limitations. It has to be what you\u2019re looking for, what you should be trying to add to your portfolio. You do that in conjunction with good mentors, good buyer\u2019s agents, and things like that.
\nThey\u2019ll work with you about who, what, when, where, and how, and as long as you have a budget, they can generally find the right property or the style of property to complement your portfolio.
\nKevin:<\/b>\u00a0 Do you work with more than one buyer\u2019s agent?
\nAndrew:<\/b>\u00a0 Yes, I have one really strong networking connection, but we have some networks. Over the journey, you meet lots of people, so we do know quite a number of the buyer\u2019s advocates. It\u2019s like brokers and bankers and everything like that; there are good ones and bad ones. I shouldn\u2019t probably say bad ones, but there are ones I trust more than others, I guess, with the same philosophy as mine.
\nKevin:<\/b>\u00a0 Do you invest in different parts of Australia, or are you pretty much just doing it in your own back yard?
\nAndrew:<\/b>\u00a0 No, I learned about the own back yard, or as it was, across the front yard, on the other nature strip. No, across numerous markets. It\u2019s the old diversification. There\u2019s not one I hold dear about having to have cash and shares and things like that, but I do think you can invest in different markets with the right team around you to help you buy in different markets, because you\u2019re going to get different metrics and different performance from different properties at different stages.
\nYes, I invest across Melbourne, Sydney, and Brisbane.
\nKevin:<\/b>\u00a0 What would you say has been your best property investment?
\nAndrew:<\/b>\u00a0 Mid last year, we finished our house, which is quite a nice property in Hampton in Melbourne. And it\u2019s great. It suits our lifestyle and it suits all the things that we\u2019re able to put in the property. That\u2019s been good. We added a nice little unit in Coogee a few years ago, and that has gone up quite substantially, so that\u2019s probably the best one.
\nBut I\u2019m finding now anything you can add value to\u2026 Buying the new properties and the amount of properties that are coming up out of the ground and things like that, I think if you can get the old ones with the really good structure and bones around them, the nice big open areas, and things like that and do a really nice renovation, I think you can do really well.
\nThat can be units or it can be houses. You don\u2019t have to completely bulldoze a house, either; you can do really nice renovations and improvements \u2013 structurally or non-structurally \u2013 to add value to your portfolio.
\nKevin:<\/b>\u00a0 What sort of property investor are you? Are you adventurous? Are you conservative?
\nAndrew:<\/b>\u00a0 The reality is you get a tax deduction for putting your investment out there, so everyone who does invest is a little bit adventurous. I wouldn\u2019t say I\u2019m a great deal. I\u2019m not a developer, I\u2019m not trying to make the next quick buck or anything like that. History would show that capital growth is what I\u2019m after, and capital growth is brought about by buying the right properties in the right areas and then allowing time to do their thing. So, probably not adventurous.
\nAggressive: I want to get as much property as I possibly can and have as much there, well leveraged and looked after with a nice buffer\u00a0<\/b>so that I can continue to support my lifestyle now but more so into the future when I\u2019m not working as hard and have a nice portfolio there to support me.
\nNot adventurous, but certainly aggressive while I\u2019m trying to build and continue to add good properties to my portfolio.
\nKevin:<\/b>\u00a0 Help me with a bit of advice now for someone who may be looking at getting started with their own portfolio. Can you give us some good advice we can pass on to them, things that you\u2019ve learned over the years?
\nAndrew:<\/b>\u00a0 Yes. Get a great team around you. Again, in finance, I thought knew it all. I won\u2019t say I do now, but after 30 years of seeing lots of mistakes \u2013 some I\u2019ve made myself but lots of people\u2019s mistakes \u2013 get a great team of financiers, buyer\u2019s advocates, lawyers, accountants, and things like that around who you can trust, who actually work for and get paid by you so that they have your best interest at heart.
\nDo your research on those people. Google and the Web and everything like that is an amazing tool to be able to just get some research and validate the person you\u2019re actually in business with. That\u2019s the first thing.
\nNo one starting out should have to make the same mistakes that we probably have, Kevin. So listen and learn from people who have made those mistakes. None of us are bulletproof; we\u2019ve all made mistakes. The best team you can get around you that can help you try to avoid some of those mistakes, I think the better you\u2019ll be in the long term.
\nKevin:<\/b>\u00a0 What books or courses would you recommend anyone should undertake if they\u2019re looking at starting a portfolio?
\nAndrew:<\/b>\u00a0 None of the courses that are spruiking. Don\u2019t go to anything like that that has something for sale. I can remember walking along Noosa. They used to grab all what they call the Mexicans on the Gold Coast and wheel you into some show and try to get your data. They\u2019d give you a couple of tickets to something, but they\u2019re all about trying to sell you something. So, anyone who\u2019s got something to flog or to present or hoping to get a signature from you that day, don\u2019t ever attend those.
\nGo to people who are doing it. Listen to people who are doing it and saying it. I think one of the best property mentors and guidances is Michael Yardney<\/strong><\/a>. He has numerous books out there that you can read.
\nI think people like Chris Gray and people like that who are doing it themselves, they have a reputation, they obviously put themselves out there to be questioned, but they\u2019re quite honest in their approach and have the same thing: the test of time. They\u2019re all long-term investing, not a get rich quick scheme or buying something off the plan or anything like that where you\u2019re going to save some stamp duty but it won\u2019t go up in value. Anything like that.
\nLike I said, Google and the Internet is a pretty amazing tool that you can get lots of information from. Don\u2019t go to anything that anyone is trying to sell you something on that day, because they\u2019re just trying to rip you off, talk to your emotions \u2013 like going to an auction, talk to your emotions, and get your autograph on a line. So, steer clear of those, but otherwise, there are lots of great mentors and property advocates out there.
\nKevin:<\/b>\u00a0 What advice are you giving your kids about getting into property?
\nAndrew:<\/b>\u00a0 Great question. You can hand your kids some money one day and go, \u201cHere, go ahead and do it and potentially make some mistakes.\u201d I\u2019m making my kids save some money, so I want them to have some skin in the game, but we\u2019re educating.
\nWe\u2019ve been showing them what we\u2019ve been doing for some time. We\u2019ve had them actively involved in the decisions and the portfolio and things like that we\u2019ve done. And the plan is\u2026 My \u00a0son is working, my daughter isn\u2019t at the moment. They\u2019re 22-year-old twins.
\nWe want to help them by showing them and getting them involved in doing it. So, their first property investment \u2013 I hope, if everything goes well and they can save their money. My daughter is just about to start work, so she hasn\u2019t got much money having been a uni student for three years.
\nWe want to get them into a development where they\u2019re going to put some of their money in, but they\u2019re going to get to see the start to finish project \u2013 how to buy, what you need to do. They\u2019ll have their hand held by a buyer\u2019s agent and obviously myself looking and hoping, but I want them to make some decisions. They\u2019ve seen what we\u2019ve done, so now I think the best way to educate them is by doing.
\nMost people learn when you do something and make mistakes, or you have to actually make a decision. It sticks a lot more in your mind than just having some money, buying something and hoping it goes up.
\nSo, we\u2019re trying to do that, trying to teach them. Rather than throwing them a fish and feeding them for a day, we\u2019re going to try and teach them how to fish, Kevin.
\nKevin:<\/b>\u00a0 Yes, well done, mate. That\u2019s very well said, and that\u2019s some great advice. We\u2019re going to leave it there. Thank you so much for your time, Andrew. It\u2019s been great talking to you, and thank you for sharing your story with us. It\u2019s always quite inspirational.
\nAndrew Mirams from Intuitive Finance. Thanks for your time, mate.
\nAndrew:<\/b>\u00a0 My pleasure, Kevin. Have a great day.<\/p>\n","protected":false},"excerpt":{"rendered":"

Andrew Mirams\u00a0\u2013 as well as being the guru of property finance – is a seasoned investor who helps people all over Australia develop their property portfolios. \u00a0He shares some of his personal experiences with us this week as our feature guest. 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