{"id":12745,"date":"2017-07-16T03:00:55","date_gmt":"2017-07-15T17:00:55","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=12745"},"modified":"2017-07-16T03:00:55","modified_gmt":"2017-07-15T17:00:55","slug":"why-i-waited-20-years-to-buy-a-family-home-patrick-bright","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/why-i-waited-20-years-to-buy-a-family-home-patrick-bright\/","title":{"rendered":"Why I waited 20 years to buy a family home – Patrick Bright"},"content":{"rendered":"

Probably one of the first \u2018rentvestors\u2019 \u2013 Patrick Bright<\/strong> \u2013 tells the story of how he waited 20 years to buy his family home but that was after accumulating 12 investment properties.
\nTranscript:\u00a0<\/strong>
\nKevin:<\/b>\u00a0 I don\u2019t know if you saw it, but there was a comment recently, Channel 7\u2019s\u00a0Sunrise\u00a0<\/i>with Kochie, where he and Natalie (I think Natalie might be his co-host) were having a debate about rent rentvesting. I think she asked him whether or not he knew of anyone who\u2019d done it. That\u2019s my memory of that.
\nIt reminds me of several conversations I\u2019ve had with Patrick Bright, in terms of rentvesting. Patrick joins me. Patrick, of course, from EPS Property Search.
\nGood day, Patrick. How are you doing?
\nPatrick:<\/b>\u00a0 Hi, Kevin.
\nKevin:\u00a0\u00a0<\/b>We\u2019ve talked about this before, but I believe you were one of the first rentvestors. Is that a fair comment?
\nPatrick:<\/b>\u00a0 I don\u2019t know, mate. I didn\u2019t really know anybody else doing it at the time. I figured this out back in 1998, so almost 20 years ago. I was a sales agent at the time, a young one, and I was pretty green in the industry. I was just looking at financials and looking at numbers and things like that.
\nWe were told that the average person would sell their home and move every seven and a half years back then. Those were the stats at the time. And that\u2019s why you should prospect and speak to everyone, find out when they last purchased their home, so you knew what average timeframe they might be likely to move.
\nThen that\u2019s how you get listings, obviously: talking to people, keeping a database, and knowing when they\u2019re likely to move.
\nKevin:<\/b>\u00a0 When did you work out that it was going to be better to rent and buy an investment property? Was it at that time? That\u2019s what drove that?
\nPatrick:<\/b>\u00a0 Yes, around that time. What I did was I looked at the massive amount of money, the buying and selling costs of buying a new home. I worked out that most people\u2019s home really did only suit them for that seven-to-ten-year mark. I looked at the cost of rent, and. I looked at the cost of paying off a mortgage. I looked at the borrowing ability. I\u2019m a young bloke, 20-odd, trying to learn \u201cHow am I going to grow my portfolio? How am I going to get into real estate?\u201d
\nI just worked it out that it was much cheaper to rent \u2013 in fact, probably about 50% the cost renting \u2013 versus buying and selling and just paying off your own place. You don\u2019t have to come up with a big pile of money for a deposit and all those costs. Now, it doesn\u2019t work if you fall behind eight-ball. The concerning thing is the people who just rent and never invest. Then they fall behind the eight-ball.
\nBut I made the conscious decision then that I would skip doing all these buy-and-sells until I had a family, I knew how big my family was going to be, I knew where I was going to school my kids, I knew where I wanted to live for the next 25+ years, and I was going to rent until then.
\nKevin:<\/b>\u00a0 That was back in\u2026 what did you say: 1997, or was it \u201998?
\nPatrick:<\/b>\u00a0 1998.
\nKevin:<\/b>\u00a0 Okay. Quick arithmetic there, we\u2019re looking at about roughly 20 years. That\u2019s when you started investing. Tell me about the journey from there. At what point did you buy your principle place of residence?
\nPatrick:<\/b>\u00a0 Well, I\u2019ve actually only just bought my principle place of residence at the beginning of this year, in February, because it now suited me. My wife and I have decided where we want to school the kids. We\u2019re just about to have our fourth child, who\u2019s due in a few weeks.
\nKevin:<\/b>\u00a0 Well done. Congratulations.
\nPatrick:<\/b>\u00a0 Thank you. We thought \u201cWell, that\u2019s enough for us, four.\u201d We know where we\u2019re going to school the kids. They can go all the way to year 12 at the school. We found a place that would be big enough to house the family and one that was very close to the school, that met all our other needs of size of block, view, and all the rest of it that we wanted. We started looking for that by last year, once we found out we were having number four, and we bought.
\nKevin:<\/b>\u00a0 Over those 20-odd years, how many properties have you actually purchased as investment properties, and how many of those do you still own?
\nPatrick:<\/b>\u00a0 I bought over a dozen, and I still hold most of the properties that I\u2019ve bought. I basically just bought when I could afford to. I would buy another one each time and just add to my portfolio.
\nI have sold properties over the years because I\u2019ve bought, renovated, sold. I had intentions of doing that. I\u2019ve also sold properties to fund business ventures that I\u2019ve done at different times and expanded my business, and things like that. But generally, I try to just buy and hold and not sell. That set us up pretty well, because I could leverage off those investment properties to buy other investment properties along the way.
\nOne of the things I learned talking to finance brokers was that most people barely made a dent in their mortgage. They might buy a home, in seven or tens years\u2019 time, they\u2019re selling that home, and a lot of the time, the equity they had allowed them to roll into a bigger property, but they never really made much of a dent on that mortgage.
\nThat was when I came up with my 20\/25\/20 rule, which is 20% deposit, no more than 25% of your income in repayments, and you must be able to pay it off in 20 years. That rule has stood me well, and many of my clients over the years, because you can get on top of the mortgage and you can get into a good position to be able to buy another investment property sooner.
\nWhereas if you\u2019re doing what the banks will lend you \u2013 which is usually a lot more money than you probably should be borrowing, giving you 30-year mortgages, they\u2019ll allow you to pay off 30% or 40% of your income \u2013 then you\u2019re stretched, and it\u2019s very hard to get on top of it and get into the next property.
\nThat is just another rule that I have when I\u2019m investing.
\nKevin:<\/b>\u00a0 Well, given that\u2019s the rule, I guess we\u2019re 20 years down the track now, some of your portfolio, you\u2019ve got to be coming at the other end, if it isn\u2019t already, with nil mortgage.
\nPatrick:<\/b>\u00a0 Yes, effectively. What I\u2019ve done with those properties is tax-effectively\u2026 Obviously, I\u2019ve done everything correctly, within the rules. If you\u2019re using an offset account, you pay down the mortgage by using an offset account, and then you can redraw on that offset account to invest further into another property. That\u2019s what I\u2019ve done to expand my portfolio.
\nOverall, I\u2019m not very\u00a0[6:24 inaudible]<\/b>\u00a0because I wanted to be comfortable. But most of my properties are capital city based, because I\u2019m chasing growth, as well as returns. I\u2019m not just chasing a rental yield wherever. I want to be more certain about my growth, and I\u2019ve been very good at \u2013 obviously, it\u2019s my job; I should be good at it \u2013 picking where to go and where to invest. That\u2019s come out quite well for us, and that\u2019s put us in a very good position to do what we do.
\nKevin:<\/b>\u00a0 Okay. Just to close this off then, Patrick, given all that experience you\u2019ve had with rentvesting, what would be your advice to someone to get started? What would be your top three suggestions?
\nPatrick:<\/b>\u00a0 Definitely do the numbers on investing. If you don\u2019t believe me, do it yourself. I can prove it, because I\u2019ve done it many times. I\u2019ve done it, and I\u2019ve got dozens and dozens of clients who have done this over the years. It is the road less traveled. Most people will not do this; they will just buy a place to live in. So, do your numbers.
\nHave the plan. I had a conscious plan. When I met my wife, just over a decade ago, I told her of my plan and what I wanted to do, and made sure she was on board with it. It wouldn\u2019t have worked if my wife said to me \u201cI can\u2019t rent. It\u2019s not for me.\u201d
\nThe thing is you move around a lot, especially these days. People move a lot more jobs and careers. I think people are moving more often than they used to. So, I would be making sure you have your partner on board with it. That would be critical.
\nMake sure you invest where it\u2019s smart to invest. That may be where you eventually want to buy, and I think that\u2019s a good thing to do. One of the reasons I personally have invested the majority of my investment properties in Sydney is because I knew I was going to live there long term.
\nWhy I did that was because if the market is doing well in that market and I need to leverage off that property in the future or \u2013 which was always a possibility \u2013 sell a couple investment properties to fund the purchase of my primary place of residence when the time came, I wouldn\u2019t be priced out of that market.
\nSometimes people will buy in another area \u2013 a regional capital city \u2013 and that market has done poorly while the market they want to live in has done really well, and they are actually being priced out. That\u2019s a risk factor that I wanted to lower by buying the majority of my investment property where I was always going to have my primary place of residence.
\nKevin:<\/b>\u00a0 Very sound advice. Hey, Patrick, it\u2019s great talking to you. Thank you very much for sharing that bit of wisdom with us. Patrick Bright there from EPS Property Search.
\nThanks for your time, mate.
\nPatrick:<\/b>\u00a0 Pleasure, as always, Kevin.<\/p>\n","protected":false},"excerpt":{"rendered":"

Probably one of the first \u2018rentvestors\u2019 \u2013 Patrick Bright \u2013 tells the story of how he waited 20 years to buy his family home but that was after accumulating 12 investment properties. Transcript:\u00a0 Kevin:\u00a0 I don\u2019t know if you saw it, but there was a…<\/p>\n","protected":false},"author":176692471,"featured_media":12869,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[32,33,10,11,13,36,25],"tags":[101],"class_list":["post-12745","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","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-sponsored-channels","tag-podcast"],"yoast_head":"\nWhy I waited 20 years to buy a family home - Patrick Bright - 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\/why-i-waited-20-years-to-buy-a-family-home-patrick-bright\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Why I waited 20 years to buy a family home - Patrick Bright - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"Probably one of the first \u2018rentvestors\u2019 \u2013 Patrick Bright \u2013 tells the story of how he waited 20 years to buy his family home but that was after accumulating 12 investment properties. 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