{"id":12372,"date":"2017-06-27T03:00:15","date_gmt":"2017-06-26T17:00:15","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=12372"},"modified":"2017-06-27T03:00:15","modified_gmt":"2017-06-26T17:00:15","slug":"what-we-have-learnt-from-smart-investors-shannon-and-joel-davis-part-1-and-2","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/what-we-have-learnt-from-smart-investors-shannon-and-joel-davis-part-1-and-2\/","title":{"rendered":"What we have learnt from smart investors \u2013 Shannon and Joel Davis (Part 1 and 2)"},"content":{"rendered":"

In an entertaining 2-part interview (we have joined both parts together here), we catch up 2 young skilled property experts who happen to be brothers.\u00a0 One is building a strong business from managing property and the other brother is one of Australasia\u2019s most talented and knowledgeable buyer\u2019s agents. \u00a0\u00a0In part one we ask Shannon Davis<\/strong> and Joel Davis<\/strong> about what they have learnt from working with some of the country\u2019s smartest property investors.\u00a0\u00a0 In part two, Joel and Shannon discuss the construction of a property team. \u00a0Midway through our chat, Shannon gives a piece of advice that is like gold.\u00a0 Listen out for that.
\nTranscript: \u00a0<\/strong>
\nKevin:<\/b>\u00a0 My guests in studio: Shannon Davis from Metropole Properties and Joel Davis from Image Property.
\nJoel, I don\u2019t know how you feel about this, but foreign buyers are constantly getting caned and investors are constantly getting caned for increased prices. What\u2019s your take on that?
\nJoel:<\/b>\u00a0 I think it\u2019s a lot of hype, personally. We deal with probably a hundred new properties a quarter, and out of those hundred new properties, the amount of foreign investment we see within it would make up less than 10%.
\nKevin:<\/b>\u00a0 Joel, let\u2019s talk about investors. Both of you deal with investors all of the time, but you get them at the point where they\u2019ve secured the property. Then they have to go on and get it managed professionally.
\nHow important is mindset, and do you see that changing once they become property owners?
\nJoel:<\/b>\u00a0 I think mindset is really important. It depends on what you want out of it. If you\u2019re trying to grow a portfolio over a number of properties, then you need to have a mindset of pick the right person and then trust them to do the job and take the advice.
\nIf you have the intention of micromanaging the person you employ to do the job, then in my opinion, you have no right to build a portfolio because:
\n(a)\u00a0\u00a0 The people who you\u2019re working with, if you don\u2019t trust them and take their advice, probably won\u2019t do business with you for very long. That is certainly my experience. I won\u2019t do business with those clients for very long.
\n(b)\u00a0\u00a0 You just won\u2019t be able to do it logistically. The stress and the chaos that it creates will make the whole process something that won\u2019t be conducive to getting where you want to go with that portfolio.
\nKevin:<\/b>\u00a0 Do you find you have to educate a number of investors on that point?
\nJoel:<\/b>\u00a0 Absolutely. Certainly in recent times, it\u2019s become probably something that we\u2019re much more aware of and we do very early in the process. We just lay out the plan very clearly. We also cover off on what the worst-case scenario could be and how that would look. Obviously, we make them aware of the fact that there is a process for that.
\nI think\u00a0A Current Affair<\/i>\u00a0has a lot to do with making people believe that you can have a tenant in your property who you can never get out. It\u2019s just not true. There is a process and a system for everything. We know what it is. We\u2019re professional. We know how to do the job. Trust us and then that way, you can focus your attention where it needs to be in order to get to where you want to go.
\nKevin:<\/b>\u00a0 Those stories we see on\u00a0A Current Affair<\/i>\u00a0are the horror stories. They\u2019re probably one in 10,000 or 50,000 \u2013 I don\u2019t know \u2013 but they certainly paint a very bad picture of tenants, not only of foreign investors but of tenants as well.
\nJoel:<\/b>\u00a0 Yes. Typically, it\u2019s also a private landlord looking after a lot of those properties, someone who hasn\u2019t served the paperwork in the timeframes that are required in order to be able to get the process carried out.
\nKevin:<\/b>\u00a0 Shannon, I know in your case, when someone comes to you and they tell you that they want to invest in property, given the fact that we call you a buyer\u2019s agent but you\u2019re more of a strategist, what is the difference between a buyer\u2019s agent and a strategist, and how do you determine whether someone is right and whether their mindset is going to be right as an investor?
\nShannon:<\/b>\u00a0 I think a strategist get you the highest and best use of your property, be it if it\u2019s an apartment, a house, or a development site.
\nKevin:<\/b>\u00a0 You said there \u201cbest use of your property.\u201d Wouldn\u2019t it be correct to say \u201cbest use of the available funds,\u201d because you actually point them in the right direction? They may have an idea about what property they want, and quite often, you\u2019re going to have to change their mind on that.
\nShannon:<\/b>\u00a0 Yes, definitely. The budget comes into it, but not so much the budget that the bank is going to give; it\u2019s to do with their comfort zone. If they\u2019re allowed to borrow $1 million from the bank, that might be too far, they might not be able to sleep at night. It\u2019s really to do with what their risk tolerance is, and if they have comfort around $600,000, then we would show them how that deployed into the market would be the highest and best use of their funds.
\nKevin:<\/b>\u00a0 The process of qualifying them \u2013 to find out whether or not you can actually help them \u2013 is that an extended process? How does that take place, and what are the questions you ask?
\nShannon:<\/b>\u00a0 Yes, we\u2019ll do 80% of the work before we get to contract stage or inspection stage of a property. Some people, their values are put into them from an early age, maybe from your parents. And unless you have multi-millionaire parents, then you might have some of those bad values, like \u201cRich people are evil,\u201d or \u201cI\u2019m hopeless with money.\u201d
\nKevin:<\/b>\u00a0 Conditioning.
\nShannon:<\/b>\u00a0 Yes, those limiting beliefs will affect their relationship with money and wealth.
\nKevin:<\/b>\u00a0 That\u2019s ingrained. You can\u2019t overcome that, can you?
\nShannon:<\/b>\u00a0 You can with the right sort of help. That fear of failure or the fear of success, we have to get rid of those limiting beliefs. And the best investment is in yourself, really. Once you get rid of those limiting beliefs, it opens up the whole world to opportunity.
\nKevin:<\/b>\u00a0 I was at a function recently \u2013 in fact, it was only last week \u2013 and I heard a young person, a young investor, speak. A young lady, newly married, she and her husband had just purchased, I think, their first or second investment property. She was explaining how her friends were trying to talk it down all of the time, tell her to be careful with her money. It\u2019s not only coming from our parents; it\u2019s actually coming from our peers as well.
\nShannon:<\/b>\u00a0 Yes, abundance. I think if you have that negativity in your life, you need to be finding more abundant people. Recently, Twiggy Forrest has donated $400 million. Wealthy people aren\u2019t necessarily evil; in fact, they\u2019re very generous and they have an abundance mentality, and that\u2019s what has opened up so many opportunities, too. If you\u2019re around that negative influence, you just probably have to get some new mates, Kevin.
\nKevin:<\/b>\u00a0 That\u2019s right. There is a saying, isn\u2019t there, about\u2026?
\nJoel:<\/b>\u00a0 You are a reflection of the five people who you surround yourself with.
\nKevin:<\/b>\u00a0 That\u2019s it. Thank you, Joel. Well done.
\nKevin:<\/b>\u00a0 Continuing to talk to Shannon Davis from Metropole Properties and also Joel Davis from Image Property. This time, we talk about building the team.
\nJoel, I\u2019m just interested to know what you see smart investors doing, how they put the team together, who\u2019s on that team, and at what point do they do it?
\nJoel:<\/b>\u00a0 Obviously, I have the fortunate circumstances of working with more than a thousand investors who I look after personally. Probably where they start is, first of all, getting the right advice from someone in terms of strategy \u2013 so, similar to what Shannon does as a buyer\u2019s agent or buyer\u2019s advocacy role.
\nBut when you\u2019re actually at the coalface of choosing that property, I think it\u2019s really important that you have a couple of key people. Your property manager is not just there to manage the property; your property manager is there to give you an independent assessment of what the true value of the rental return on that property will be.
\nI think it\u2019s an error that a lot of people make in terms of taking the rental appraisal that the sales agent is providing. I think there can be a conflict of interests there, and I think seeking an independent appraisal is always important.
\nKevin:<\/b>\u00a0 On that point, if you go to buy an apartment, you\u2019re probably going to get that appraisal from an agent. Accept that, but then what you\u2019re saying is go and get another one.
\nJoel:<\/b>\u00a0 Always, Kevin. I had one of my owners who is purchasing come to me only last week, and the appraisal that we gave as opposed to the appraisal that was provided, there was a $50,000 difference on a $500,000 property.
\nKevin:<\/b>\u00a0 That\u2019s fairly major, isn\u2019t it?
\nJoel:<\/b>\u00a0 It is. Someone is being, obviously, extremely bullish with their price point and we\u2019re always realistic with our price point. But I think that independent check is important.
\nI think outside of that, you should be working with someone who has a lot of experience in that local market, so having someone who has that knowledge of the local market and someone who is active within it, I think is really important also.
\nKevin:<\/b>\u00a0 You make a very good point, and I just want to pick up on something too. Sales agents, we do know they\u2019re somewhat ambitious. They do tend to look ahead. There is nothing wrong with that. They\u2019re quite enthusiastic about the market, the market growing all of the time.
\nBut when you\u2019re looking at a property manager, there is someone who you\u2019re going to have a relationship with for quite some time. Therefore, they want to make sure that the information and advice they give you is something that\u2019s not going to come back to haunt them a little bit further down the road. Would you agree with that, Shannon?
\nShannon:<\/b>\u00a0 Yes. Sales is like dating, but property management is like a marriage; it\u2019s going to be a long-term relationship. So yes, there has to be a lot of trust there, and no one is being helped by being lied to, so it\u2019s better to get an accurate appraisal first than be disappointed later.
\nKevin:<\/b>\u00a0 How do you go about choosing the right people to fit onto your team, Shannon?
\nShannon:<\/b>\u00a0 I think, make sure they\u2019re independent. They can\u2019t be having two masters. What I mean by that is \u201cThis is great investment stock, just buy any one of these off of this list,\u201d because they\u2019re obviously masquerading as just a developer\u2019s sales agent slash investment expert as well.
\nWe want unbiased advice and we want that advice from people who have been there, done that, and are actually successful. If you\u2019re not successful at this particular activity, I\u2019m not really interested in your opinion. If you are successful, then it\u2019s someone I\u2019m going to make time to sit down and listen to.
\nSome of my investors have taught me a lot of their strategies. For instance, I rent my properties at 95% of market rent and only 12-month leases because I want the long tenant stays. When you reward them with a little bit of a discount on market price, you\u2019ll get a great tenant who is a long-term fit who is going to not give you much trouble at all.
\nKevin:<\/b>\u00a0 Joel, that\u2019s a very interesting point that Shannon makes there. Do you find that investors are aware of that? Do you pitch your properties for investors at about 95% of the market?
\nJoel:<\/b>\u00a0 I think it\u2019s really important that you do go in with a price that\u2019s not above market value. Certainly, 95% of market rate is great if you can afford that. Not everybody can, and not everybody is willing to be that logical with their approach to property.
\nI think it\u2019s really important that you don\u2019t let the vacancy happen because once that vacancy has been incurred, there\u2019s no getting it back. A lot of the mistakes that I see made are investors calculating their rent by whatever it is times 52. It\u2019s not. It\u2019s how long your property was on market during that 52-week period that determines the yield.<\/p>\n","protected":false},"excerpt":{"rendered":"

In an entertaining 2-part interview (we have joined both parts together here), we catch up 2 young skilled property experts who happen to be brothers.\u00a0 One is building a strong business from managing property and the other brother is one of Australasia\u2019s most talented and…<\/p>\n","protected":false},"author":176692471,"featured_media":12405,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[10,11,13,36,18,25],"tags":[101],"class_list":["post-12372","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-property-management-topic","category-sponsored-channels","tag-podcast"],"yoast_head":"\nWhat we have learnt from smart investors \u2013 Shannon and Joel Davis (Part 1 and 2) - 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-we-have-learnt-from-smart-investors-shannon-and-joel-davis-part-1-and-2\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"What we have learnt from smart investors \u2013 Shannon and Joel Davis (Part 1 and 2) - 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