{"id":11765,"date":"2017-05-25T03:00:06","date_gmt":"2017-05-24T17:00:06","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=11765"},"modified":"2017-05-25T03:00:06","modified_gmt":"2017-05-24T17:00:06","slug":"what-many-investors-overlook-in-a-buy-and-hold-strategy-cate-bakos","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/what-many-investors-overlook-in-a-buy-and-hold-strategy-cate-bakos\/","title":{"rendered":"What many investors overlook in a buy and hold strategy \u2013 Cate Bakos"},"content":{"rendered":"

Buyers Agent Cate Bakos<\/strong> shares her thoughts about why investors need to factor in holding costs for a long term hold and why a ‘buy and hold’ strategy can eliminate some concerns about any future volatility the market could present.
\nTranscript:<\/strong>
\nKevin:<\/b>\u00a0 A common question we\u2019re asked is \u201cIs this a good market to be buying a property, renovating it, and flipping it over, or should we be looking at buy and hold?\u201d There are different strategies, different timings, and different markets. Cate Bakos, a buyer\u2019s agent out of Melbourne has a particular bent on this.
\nHi, Cate. How are you doing?
\nCate:<\/b>\u00a0 I\u2019m great, Kevin. How are you?
\nKevin:<\/b>\u00a0 Good. Maybe \u201ca particular bent\u201d is not the best way to say it, but correction versus no correction, is this a time to buy and hold?
\nCate:\u00a0\u00a0<\/b>I think all the time is the time to buy and hold. That is my philosophy. It\u2019s served me well as an investor, and it\u2019s what I adopt with my clients.
\nI think trying to pick a cycle in the market is a really tricky thing, and I also think that property as an asset class is a very difficult one to make serious money out of in a short term. When you\u2019re flipping, you have things associated with the selling costs that can make it quite difficult to make some money even when you\u2019ve had a good gain and you\u2019ve created some value. So, it\u2019s not a favorite approach of mine at all.
\nKevin:<\/b>\u00a0 The market is very cyclical, and in fact, just recently, I spoke to the author of a book about creating wealth through property in any market condition. He made the point that property can be very forgiving, provided you hold on to it and it\u2019s a long-term play. Would you agree with that?
\nCate:<\/b>\u00a0 I couldn\u2019t agree more. I think that\u2019s a really good point. I\u2019ve seen properties that have been selected for a long-term hold and they might not have been the most perfect property at the time. I can certainly speak for myself in my early years. Before I was a buyer\u2019s advocate, I was buying property, and I held them.
\nI look at some of those properties now and they weren\u2019t the best properties I could have bought at the time. I\u2019d probably focused on areas I was familiar with or\u00a0<\/b>went for properties that I felt would perform for various reasons. But property is forgiving. They\u2019ve still performed. They\u2019ve done well. It\u2019s a really good point to make.
\nKevin:<\/b>\u00a0 In looking at the buy-and-hold strategy, are there any things that you find investors need to factor in or that they possibly could overlook?
\nCate:<\/b>\u00a0 Absolutely. I think the most important thing for buy and hold is provisioning for your holding costs and making sure that you understand the cash flows, so you know what the property\u2019s rental value is. That might be different to the rent that it\u2019s currently getting. You have to look at \u201cWhat is the reasonable and long-term rental I can anticipate on this asset?\u201d You need to make sure that that isn\u2019t likely to change, so you\u2019re not going into an area that has a really strong demand for tenants now for a short-term reason.
\nYou also need to consider some of the ongoing maintenance items and provision for them. You can\u2019t anticipate that a property will just swan along and not create any out-of-pocket implications for you with maintenance items, whether it be just regular repainting and gardening and all the rest of it or whether it\u2019s items like hot water services and upgrades to appliances.
\nLastly, I think people who are feeling nervous about interest rates and where they are and if they\u2019re in a position where a rate increase could really hurt them, they need to think about fixed rates as well.
\nSo, there are some things that people can do to mitigate the bumps in the journey.
\nKevin:<\/b>\u00a0 What sort of planning goes into when you\u2019re sitting down with someone? What is long-term for you? Is it three years, five years, ten years, or is it a lifetime?
\nCate:<\/b>\u00a0 For me, it\u2019s a lifetime. I like the idea of having the debt retired eventually and the property is an asset that\u2019s held in your estate and it\u2019s creating some passive income through rent. But for some people, long term might be 20 years.
\nI think anything less than 10 years, certainly anything less than a typical market cycle \u2013 which we all have a rule-of-thumb estimate for it being seven years; that\u2019s a very hard discussion now because our cycles have not been all that predictable. But I think anything less than 10 years is not long term at all.
\nKevin:<\/b>\u00a0 Let\u2019s have a look now at reviewing your portfolio. Obviously you\u2019re not advocating that you would keep necessarily a bad performing one. And let\u2019s face it, Cate, from time to time we do make mistakes. We put something into our portfolio that\u2019s not going to perform.
\nHow often do you review, and obviously what do you do with a dud property?
\nCate:<\/b>\u00a0 It\u2019s a good question. I review all the time. I never really take the finger off the pulse. If it\u2019s a dud property, if you\u2019ve made a bad selection, and you\u2019ve worked out the cost of letting go of it \u2013 there might be losses associated there \u2013 if you can do something better with that money and if getting rid of the property enhances your own lifestyle and your sense of happiness, then it\u2019s probably a sound decision.
\nBut when you\u2019re tracking your properties closely and you\u2019re getting agitated when they\u2019re not giving you the same growth as others in your portfolio, you actually have to accept that cycles are different for different areas, different dwelling types, and it\u2019s not necessarily a dud performer if it hasn\u2019t done anything in a few years.
\nYou really do have to look at its future long-term growth prospects, the growth that it might be giving you, and any maintenance issues that could become a lot more serious. They are things that can instigate a decision to sell.
\nKevin:<\/b>\u00a0 Would you bring someone in to help you make that decision, and if so, who would that person or those people be?
\nCate:<\/b>\u00a0 That\u2019s a good question. Some people chat to their financial planners or their accountants. I certainly have people coming and chatting to me about their portfolio when they\u2019re looking at rationalizing it \u2013 which one do they let go \u2013 or just getting a good understanding of which properties were good selections from the start.
\nA qualified property investment advisor could potentially help, and I think an accountant or a planner who is property-centric and interested and understands property is also a really good start.
\nKevin:<\/b>\u00a0 I think you make a very good point there, and that is that someone with a financial background who is actually an investor \u2013 because I\u2019ve seen some pretty awful advice given by financial planners or financial experts who don\u2019t understand property and don\u2019t understand how a property can actually change from month to month or even year to year, Cate.
\nCate:<\/b>\u00a0 That\u2019s right. They have to not carry any bias. They have to be able to look at it quite holistically and not have a preference for a particular side of town, for example, or the newness of an asset.
\nIf you\u2019re looking at an asset and judging it on the back of its potential tax benefits, I think that\u2019s a disaster waiting to happen. I\u2019ve seen some people sell really good properties and then buy young properties or brand-new properties in the quest to save some tax, and I think that\u2019s not a good angle.
\nYou have to look at their long-term growth drivers and the cost of holding it. Think about what your long-term plan is for that property and also how much time is it taking away from you if it\u2019s a problematic property with either maintenance issues or a bad tenant?
\nSo, there are quite a few questions to ask, and it\u2019s not about tax benefits.
\nKevin:<\/b>\u00a0 Buyer\u2019s agent Cate Bakos. It\u2019s great talking to you, Cate. Thanks for your time.
\nCate:<\/b>\u00a0 Thank you, Kevin.<\/p>\n","protected":false},"excerpt":{"rendered":"

Buyers Agent Cate Bakos shares her thoughts about why investors need to factor in holding costs for a long term hold and why a ‘buy and hold’ strategy can eliminate some concerns about any future volatility the market could present. Transcript: Kevin:\u00a0 A common question…<\/p>\n","protected":false},"author":176692471,"featured_media":11766,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[10,11,13,36,22,25],"tags":[101],"class_list":["post-11765","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-investment-topic","category-research-topic","category-sponsored-channels","tag-podcast"],"yoast_head":"\nWhat many investors overlook in a buy and hold strategy \u2013 Cate Bakos - 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\/what-many-investors-overlook-in-a-buy-and-hold-strategy-cate-bakos\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"What many investors overlook in a buy and hold strategy \u2013 Cate Bakos - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"Buyers Agent Cate Bakos shares her thoughts about why investors need to factor in holding costs for a long term hold and why a ‘buy and hold’ strategy can eliminate some concerns about any future volatility the market could present. 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