{"id":12938,"date":"2017-07-26T03:00:38","date_gmt":"2017-07-25T17:00:38","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=12938"},"modified":"2017-07-26T03:00:38","modified_gmt":"2017-07-25T17:00:38","slug":"how-low-income-earners-can-become-property-investors","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/how-low-income-earners-can-become-property-investors\/","title":{"rendered":"How Low-Income Earners can Become Property Investors"},"content":{"rendered":"

Your Investment Property spoke to Jeremy Sheppard, creator of DSR Data, to find out why he says “low-income earners can become property investors even in high-end markets like Sydney”.
\nIt\u2019s not going to be easy, but he says those who can get smart, live tough, and \u2018possess a smidge of discipline\u2019 have everything they need to get ahead in the property game. Here, he shares his advice for getting ahead in real estate investing when you earn a low or single income.
\nSTEP 1 \u2013 GET SMART<\/b>
\nFirst of all, you need to appreciate that success as an investor is all about working smarter, not harder, because knowledge is power.
\nYou need to become a ravenous reader and a continual \u2018question asker\u2019. You also need to think for yourself and trust nobody but logic (and maybe your mum). There are plenty of marketing experts masquerading as property experts, so be sure to qualify them by asking yourself:
\n\u2022 Does your advisor have a vested interest in conclusions you draw about their advice?
\n\u2022 Are they selling you something other than advice?
\n\u2022 Have they done it tough themselves?
\n\u2022 Does what they\u2019re saying stack up against common sense?
\n\u2022 Could they be well-meaning but simply wrong?
\n\u2022 Can you find a contrary view to theirs?
\nDon\u2019t ask an expert to take you by the hand, or they\u2019ll lead you down the garden path. Instead, ask them to teach you so you can walk your own path.
\nI\u2019m a big believer in books as opposed to seminars. Books free you from the emotional influence of high-pressure spruiker seminars. What you\u2019ll learn in a free seminar is likely to be biased, with some hidden agenda, and what you\u2019re likely to learn in a paid-for seminar probably requires a high level of skill and comes with high risk too. All you need is the basics. There are plenty of books on the basics.
\nSTEP 2 \u2013 TIME YOUR PURCHASE<\/b>
\nCapital city property markets usually surge in growth for short periods of about two to four years. Then they tend to drift along for longer periods of little or no growth, say \ufb01ve to 10 years.
\nThis surge and slough cycle repeats, but it rarely repeats in the same way, so the length and amount of growth in each surge and slough will change with each cycle.
\nA low-income earner can\u2019t afford to enter a property market at the wrong stage of the cycle, so it\u2019s essential you time your purchase strategically. Give up on entering just before a surge \u2013 you will never be able to reliably time entry. Currently there is no expert or technology that can reliably pick this point.
\nInstead, enter a market that is already in its surge phase, but not so far into\u00a0it that prices are about to reach their peak.
\nEnter a market that is already in its surge phase, but not so far into it that prices are\u00a0about to reach their peak.<\/i><\/b><\/b>
\nThis strategy reduces your profit but also reduces your risk of entering the market at the wrong time.
\nTwo years is a long time to hold a non-performing asset, and you\u2019ll be surprised at just how long the market takes to turn.
\nHow do you pick the time to enter? <\/b>
\nSix months of recent growth might be too short to indicate the start of the next boom. On the other hand, three years of good growth might be too late to enter that market \u2013 it might have already boomed.
\nThe longer the period of flat or no growth that precedes the next growth phase, the more confident you can be that it is indeed a growth phase. You want about five years of very little growth and ideally 10 years.
\nYou may have to wait several years for one of those affordable markets I mentioned earlier to come into its next growth surge. This is why you should have your eye on a number of gentrifying suburbs across several cities. You won\u2019t have to wait too long before one of them becomes a \u2018buy\u2019.
\nSTEP 3 \u2013 LEARN TO LIVE TOUGH<\/b>
\nDespite how much you know, and despite how well you time your entry into the property market, you still need to jump over that little hurdle of building a deposit.
\nI\u2019m not going to lie: it will still be tough for a low-income earner. There\u2019s no escaping the discipline you\u2019ll need to develop early on. But don\u2019t worry. The tough times won\u2019t last for the rest of your life if you learn the following\u2026
\nLearn to defer gratification<\/b>
\nPut off what you want now for later \u2013 when you can afford it. From now on, you save for every purchase. No more buying a car on finance, or a phone on a plan, or clothes on layby, or gadgets on a store card. Save up and only buy something when you can actually afford to pay cash.
\nNo more buying a car on finance… \u00a0Save up and only buy something when you can actually afford to pay cash<\/i><\/b><\/b>
\nLearn to budget<\/b>
\nIf you don\u2019t budget, then you\u2019ve got no idea just how bad your cash flow is and what you can change to fix it. Once you\u2019ve drawn up a budget you\u2019ll know the big-ticket items that are really hurting your cash flow. Then you must make the tough decisions and come up with a plan to reel your spending in.
\nLearn to live within your means<\/b>
\nSpend less than you earn. Do whatever you have to, but make this happen. Don\u2019t eliminate the small pleasures like a nice coffee every now and then. Instead eliminate the expensive pleasures like big holidays and expensive cars.
\nLearn to increase your earnings<\/b>
\nYou might need to put in more effort at work to get a promotion or bonus. You might consider some part-time work. \u00a0Is there a course you can take to improve your job options? Can you ask for extra hours? Again, this is tough stuff. But you don\u2019t have to put up with it forever.
\nLearn about savings accounts<\/b>
\nOnce you\u2019ve got your budget figured out and you\u2019re living within your means, you\u2019ll be saving. So, learn everything you can about savings accounts. Find the one with the least fees, the best features and the highest interest paid.
\nLearn about assets and liabilities<\/b>
\nWhile your savings are accruing, you need to learn about investing. And the \ufb01rst and most important lesson is the difference between assets and liabilities.
\n\u2022\u00a0\u00a0 \u00a0 An asset is something that goes up in value over time, long after you\u2019ve bought it. An asset can also be something that generates income, like shares that pay a dividend
\n\u2022\u00a0\u00a0 \u00a0 A liability is something that is worth less the longer you own it, like a mobile phone. A liability can also be something that generates expenses while you own it. A car is a good example of both cases. Buy the cheapest liabilities and only buy them when you need to, and only using savings, not credit.
\nLearn about shares<\/b>
\nThat\u2019s right, shares. I know this is an article on property investing, but the share market is going to teach you some valuable lessons about:
\n\u2022 preservation of capital
\n\u2022 market sentiment
\n\u2022 volatility
\n\u2022 herd mentality
\n\u2022 risk
\nWhile your savings are accruing, learn everything you can about share investing. Buy at least two books on share investing, not share trading. One good thing about share investing is that you don\u2019t need much money to get started. It will take a long time for a low-income earner to save a deposit for their first property, and though having that money in a savings account may be safer, it won\u2019t deliver the same returns as investing in the share market.
\nThe kind of investing you\u2019re aiming for with shares is low risk. Put what you\u2019ve learnt into practice with one goal in mind \u2013 don\u2019t lose your capital. You may need to diversify across a set of stable blue-chip stocks.
\nLearn all you can about property<\/b>
\nNow, once you have an investment building in the share market, buy some books on property investing. Again, learn everything you can. It will take some time to build up a deposit, so use that time to study property investing.
\nDon\u2019t chase after fancy strategies or high-risk ventures; stick to the basics. Learn about:
\n\u2022 mortgages
\n\u2022 capital growth
\n\u2022 supply and demand
\n\u2022 rental income
\n\u2022 property managers
\n\u2022 sales agents
\n\u2022 buyers\u2019 agents
\n\u2022 how to research growth spots
\n\u2022 different property types
\n\u2022 leases
\n\u2022 depreciation
\n\u2022 insurance
\n\u2022 council rates
\n\u2022 strata fees
\n\u2022 building inspections
\n\u2022 ownership structures
\n\u2022 conveyancing
\nThe trick here is to get on the train any way you can. When the market takes off again, you must be riding along with it, not chasing after it
\nAll of these aspects are part of property investing. You don\u2019t need to become the expert on every topic, but you do want to gain an understanding of what each step in the process is about.
\nSTEP 4 \u2013 TAKE ACTION<\/b>
\nYou\u2019ve learnt everything you can learn, you\u2019ve got your budget in check, and you\u2019ve identified the right type of market to buy in. You\u2019ve also managed, somehow, to put together a modest property deposit. So what comes next?
\nNext, you need to take action. One of the big problems first home buyers have is chasing the market, which means that, just before they have a deposit saved, the market starts climbing and quickly moves out of reach once again.
\nThe trick here is to get on the train any way you can. When the market takes off again, you must be riding along with it, not chasing after it. Take action and buy what you can afford, and then move onwards and upwards from there.
\nIn other words, jump on the baggage wagon or start in second class, but just get on the train. Once on the train, you can shuffle your way up to first class. But you\u2019ve got to get on somewhere, and the sooner you\u2019re riding the sooner you can relax and stop chasing.
\n“Don\u2019t just buy in regional areas because they are cheap, as they come with higher risk”<\/i><\/b>
\nTo do this, there needs to be a careful balance between affordable markets and safe markets. Don\u2019t just buy in regional areas because they are cheap, as they come with higher risk. You\u2019re looking for affordable city markets, which is a city market in any state capital. Some of those that might fit the bill right now include Hobart and Adelaide, but you need to choose wisely in these markets \u2013 more on that later.
\nYield is one of the most tempting aspects of a property to pursue for low-income earners. However, you need to be careful you don\u2019t actively pursue higher-yielding markets to the detriment of the other factors, especially capital growth.
\nThe fastest way to better cash flow is via capital growth, not by paying down a mortgage or chasing yields. This is because capital growth lifts rents. Rents may not rise at the same time as prices, but eventually it will happen.
\nThe faster rents rise, the sooner you\u2019ll be in a position to service another loan to get your next investment, and you\u2019ll have equity to use as well. Capital growth is the ant\u2019s pants of property investing!
\nIf, however, you chase higher yields at the cost of growth, your new equity will come from paying down the mortgage. This will be much slower for a low-income earner to do. The easier way is to leave the heavy lifting to capital growth.
\nIf cash flow is tight, then you should aim for the best capital growth market in which you can acquire a neutrally geared property.
\nRemember to consider all the costs:
\n\u2022\u00a0\u00a0 \u00a0 Mortgage interest
\n\u2022\u00a0\u00a0 \u00a0 Insurance\/strata
\n\u2022\u00a0\u00a0 \u00a0 Property management fees
\n\u2022\u00a0\u00a0 \u00a0 Repairs and maintenance
\n\u2022\u00a0\u00a0 \u00a0 Council rates
\nUltimately, the majority of the benefit you\u2019ll get from investing in property will come from capital growth, and most of the capital growth comes from your choice of location and timing.
\nTo get this right, there are three trends you will need to utilise:
\n1.\u00a0\u00a0 \u00a0Long-term trend
\n\u2013\u00a0\u00a0 \u00a0 big city moves
\n2.\u00a0\u00a0 \u00a0Medium-term trend
\n\u2013\u00a0\u00a0 \u00a0 gentrification
\n3.\u00a0\u00a0 \u00a0Short-term trend
\n\u2013\u00a0\u00a0 \u00a0 current supply and demand
\n1 LONG-TERM TREND
\n– BIG CITY MOVES<\/b>
\nSince the end of the agricultural era, people have moved from regional markets where land was necessary, into city markets where all the new jobs are. This trend has been playing out over many decades. It might end one year, but it\u2019s not about to sneak up on you, so bet with it rather than against it.
\nIn my view, investing in cities you have never visited is no big deal. You\u2019re not looking to understand a property market as if you grew up there; you\u2019re looking to understand a property market from an investor\u2019s perspective, which is quite different. You\u2019ll have plenty of time to get to know your target market before you need to buy.
\n2 MEDIUM-TERM TREND
\n\u2013 GENTRIFICATION <\/b>
\nNot every suburb in a city will have the same rate of growth. To maximise your chances of having above-average growth rates, you should select suburbs that are gentrifying.
\nSome hallmarks include:
\n\u2022 Fading stigmas
\n\u2022 New infrastructure\/facilities
\n\u2022 New culture
\nFading stigmas<\/b>
\nA suburb may appear affordable compared to other suburbs the same distance from the CBD, but there could be some stigma or bad reputation attached to the suburb that is thwarting growth. The stigma could be a history of crime or lots of state housing.
\nEventually, the cheap prices will be enough for buyers to put up with the stigma. They move in and make their mark. They may renovate or they may bulldoze an old house and rebuild.
\nOther buyers may see how the pioneers have renovated and follow suit. Over a long time, these changes start to rejuvenate the area and the atmosphere changes. Once the stigma has disappeared, prices climb quickly.
\nThese trends play out over a long time \u2013 something like 10 to 50 years. Don\u2019t buy in a market that currently has a stigma. Buy in one that has lost its stigma recently or is in the process of losing it.
\nNew infrastructure\/facilities<\/b>
\nThe following recent additions to a suburb may kick-start a new growth phase:
\n\u2022 New bridges
\n\u2022 New railway stations
\n\u2022 New shopping centres
\n\u2022 New schools
\n\u2022 New business districts
\nNote that all items in the list are prefixed with the word \u2018new\u2019. When a new train station appears in a suburb, it makes properties in that suburb more appealing. They go through
\na period of faster growth until the benefit of having that train station is factored into the new prices. Then growth continues as it did in the past at a more moderate rate. So you\u2019re after new infrastructure and facilities, not just any infrastructure or facilities.
\nNew culture<\/b>
\nThey say that birds of a feather flock together. Often new migrants will settle in the same area to be close to like-cultured people. They bring diversity to the city. If you
\ncan see new restaurants or cafes emerging, then you may have found a gentrifying suburb.
\nBoutique or specialist stores are another good indicator. Specialist coffee shops as opposed to fast-food chains are also an indicator.
\nWhen you see a suburb moving from a generic nature to having its own character, then you\u2019re probably looking at a gentrifying suburb. There should be a number of such suburbs in a single city. Gentrification plays out over a number of decades and usually results in higher growth rates for that period of gentrification.
\n3 SHORT-TERM TREND
\n\u2013 CURRENT SUPPLYAND DEMAND<\/b>
\nAll capital growth is based on the fundamental law of supply and demand. Price growth happens when demand for property exceeds supply of property. The greatest increase in prices happens when demand exceeds supply by the greatest degree.
\nAll your capital growth research should aim to answer the question: what is the ratio of demand relative to supply? If you can answer this question accurately, you can pick markets with immediate growth potential.
\nTo get a rough gauge of demand versus supply, check these indicators:
\n\u2022 Days on market \u2013 the quicker property sells, the higher demand is to supply
\n\u2022 Discount \u2013 the closer the asking price to the eventual sale price, the higher the demand to supply
\n\u2022 Online search interest \u2013 the more people looking for each property for sale, the higher the demand to supply
\n\u2022 Vacancy \u2013 the lower the number of properties available for rent, the higher the demand for them and the lower the supply
\n\u2022 Auction clearance rates \u2013 the more properties that sell at auction, the higher the demand to supply ratio (DSR)
\n\u2022 Percentage stock on market \u2013 the lower the supply, the more pressure there is on buyers to scramble over what\u2019s left
\nUse the DSR to gauge immediate growth potential for a property market. Do not buy into a suburb that has low demand relative to supply.
\nOnce it\u2019s all working\u2026
\nOnce you\u2019re in the market, you\u2019re riding along with it rather than chasing it with savings. From here on, you can relax your frugal living.
\n“All your capital growth research should aim to answer the question: what is the ratio of demand relative to supply?”<\/i><\/b><\/b>
\nIf you time your entry into the market and make good choices, you should outperform the overall market. In other words, your portfolio\u2019s value will be growing faster than the prices of some expensive suburbs. At this stage, it\u2019s only a matter of time before you can afford to buy there too.
\nIf you started investing in property late in life, you may not have enough time to get up to the dizzy heights of buying property in Elizabeth Bay, Peppermint Grove or Albert Park. But you\u2019ll definitely be better off than if you hadn\u2019t started at all.
\nMy golden rule? You should always take action sooner rather than later. There are some very successful property investors out there who did nothing clever to generate their wealth, other than to start early.
\nPICKING AN INVESTMENT PROPERTY <\/b>
\nThe final piece of the puzzle is actually selecting the investment property you wish to purchase. My tips are:
\n\u2022 Don\u2019t pick a property on a main road. You want to be within walking distance of the most popular amenities, like transport links. But you don\u2019t want them to be right on top of you.
\n\u2022 Try to find a property that could be improved with a simple cosmetic renovation, but don\u2019t pick a property that needs a reno to maintain a happy tenant.
\n\u2022 Aim to buy a house, if you can afford to. Ideally, aim to buy one on a block big enough to subdivide in the future.
\n\u2022 \u00a0If you can only afford to buy a unit, buy into a small complex \u2013 ideally, a block of 12 in a three-storey walk-up. These are lower risk.
\n 
\nOriginally published: http:\/\/www.yourinvestmentpropertymag.com.au\/strategy\/how-lowincome-earners-can-become-property-investors-233861.aspx<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"

Your Investment Property spoke to Jeremy Sheppard, creator of DSR Data, to find out why he says “low-income earners can become property investors even in high-end markets like Sydney”. It\u2019s not going to be easy, but he says those who can get smart, live tough,…<\/p>\n","protected":false},"author":176692471,"featured_media":11805,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[13,31],"tags":[],"class_list":["post-12938","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-latest-story","category-your-investment-property"],"yoast_head":"\nHow Low-Income Earners can Become Property Investors - 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\/how-low-income-earners-can-become-property-investors\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"How Low-Income Earners can Become Property Investors - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"Your Investment Property spoke to Jeremy Sheppard, creator of DSR Data, to find out why he says “low-income earners can become property investors even in high-end markets like Sydney”. 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