{"id":14860,"date":"2017-11-27T01:00:38","date_gmt":"2017-11-26T14:00:38","guid":{"rendered":"http:\/\/www.realestatetalk.com.au\/?p=14860"},"modified":"2017-11-27T01:00:38","modified_gmt":"2017-11-26T14:00:38","slug":"advice-to-help-you-get-ahead-chris-gray","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/advice-to-help-you-get-ahead-chris-gray\/","title":{"rendered":"Advice to help you get ahead \u2013 Chris Gray"},"content":{"rendered":"

Buyers Agent and Host of \u2018Your Property Empire\u2019 on Sky News Business, Chris Gray<\/strong>, answers Mark\u2019s question about not being able to get ahead despite the fact that he is saving like mad.\u00a0 Chris has some sound advice and great suggestions.
\nTranscript:<\/strong>
\nKevin:\u00a0\u00a0<\/strong>I have a question we\u2019ll answer now from Mark. Mark sent this in during the week: \u201cI\u2019m struggling to get a start at property investing. I\u2019ve been saving like mad, and I have $15,000 ready to go \u2013 not enough. I don\u2019t seem to be able to get ahead. My sister and her boyfriend are in a similar position. Together, we have $40,000 saved, or will have early next year. We want to buy something together. Any advice?\u201d
\nMark, probably tons of advice. I\u2019m going to turn to Chris Gray, who is a buyer\u2019s agent, also a host of\u00a0Your Property Empire<\/em>\u00a0on Sky News Business every Monday at 9:00 from YourEmpire.com.au.
\nChris, thanks for joining me.
\nChris:\u00a0\u00a0<\/strong>My pleasure. Thanks for having me.
\nKevin:\u00a0\u00a0<\/strong>Let\u2019s see if we can tackle this for Mark. What would be your advice?
\nChris:\u00a0\u00a0<\/strong>It\u2019s tough for young people these days. You need such a large amount of money to get in. But on the positive side, it\u2019s so much easier now than I reckon it was 20 years ago, because we have so much education, the market is more sophisticated. So, if people are thinking it\u2019s tough, look, it was actually tougher before.
\nBut I have a few thoughts for him. One of the great things that I\u2019m a fan of is LMI, which stands for lender\u2019s mortgage insurance. Basically, what that means is if you want to borrow more than 80%, the banks are going to charge you a premium, like an insurance policy. It doesn\u2019t cover you, it actually covers them, but it basically means that you might be able to get away with a 5% deposit rather than the normal 20%.
\nNow, a classic bank or mortgage broker will say, \u201cNo, don\u2019t spend that because it could cost you another $10,000 or $20,000,\u201d but in my mind, if you can get into the market one or two years earlier, or you can buy yourself a $500,000 or $600,000 property rather than $200,000 or $300,000 property, sure, it might cost us $10,000 or $20,000 but you might make $30,000 or $40,000 off the back. So, I think it\u2019s not a false economy spending that; it\u2019s actually a really good economy.
\nKevin:\u00a0\u00a0<\/strong>That\u2019s good advice, because that could be the difference between getting into the market and not getting in, Chris.
\nChris:\u00a0\u00a0<\/strong>It is. It makes the biggest difference. We actually covered this at the Property Expo fairly recently, and it\u2019s not really the difference between maybe buying in at $500,000 now or at $600,000 in a few years\u2019 time, it\u2019s actually in 30 years\u2019 time when you\u2019ve had an extra couple of years and it\u2019s almost the $2 million then going to $3 million that makes a difference, not the $500,000 to $600,000.
\nKevin:\u00a0\u00a0<\/strong>What a great piece of advice.
\nChris:\u00a0\u00a0<\/strong>I think property investing is all about time in the market. So, as long as you can be in for 20 years rather than 15, that\u2019s where the money is rather than trying to time the ups and downs.
\nKevin:\u00a0\u00a0<\/strong>What else would you say to Mark?
\nChris:\u00a0\u00a0<\/strong>One of the other things \u2013 I think Joe Hockey said this and I don\u2019t think it went down well \u2013 is go and get another job, and even get four or five jobs. There are plenty of property experts out there who have done multiple jobs in their time. You don\u2019t have to do it for the rest of your life, but it\u2019s a bit of a sacrifice.
\nIf you want to get that property, sure, do another two or three jobs. It\u2019s not going to be great \u2013 you\u2019re going to have to miss out on drinking down at the pub with your mates \u2013 but in the years to come, then it\u2019s going to be worth it.
\nMy story is I worked twice as hard in my 20s to 30s, and then pretty much from my 30s and 40s on, I\u2019ve had a pretty relaxed life because I sacrificed so much in the early days.
\nSome other great ones: parents\u2019 equity. I got a parental guarantee when I was a lot younger. It\u2019s not a handout; it\u2019s them really just guaranteeing that you can make the higher mortgage repayments and having it as a backup. That doesn\u2019t even cost you or your parents any money.
\nThen the other thing is to look for other co-workers. He already said he could maybe join a partnership with his sister and boyfriend; they haven\u2019t got too much money, but they have a bit. But maybe there are some other people you work with who have maybe got a big deposit but maybe they haven\u2019t got an income, or they haven\u2019t got an ability to go and search for the property and do all the renovations or something.
\nJoint ventures is all about looking at what you have and then seeing what you\u2019re missing, and trying to find someone who has the opposite \u2013 that they have what you want but they haven\u2019t got the opportunity to maybe go look at the properties.
\nKevin:\u00a0\u00a0<\/strong>Yes, so doing it as a bit of a team. What are some of the cautions with joining in with someone like that, Chris?
\nChris:\u00a0\u00a0<\/strong>I\u2019m always a fan of \u201cIf you can do it 100% yourself, do it yourself.\u201d Don\u2019t do a joint venture on purpose, because then you\u2019re reliant on someone else and they can let you down. So, when you are going to do one \u2013 I still think it\u2019s better to have half a property than no property \u2013 look for the worst case situation and then work out what you do in that. And the worst-case scenario is you\u2019re not speaking to the other person, you\u2019re the other side of the world.
\nWhen I did one of these, I said, \u201cOkay, let\u2019s assume that if we\u2019re not getting on after seven years \u2013 i.e. one property cycle \u2013 we sell the property. This is how we split the revenue and the capital gains and things like that.\u201d
\nKevin:\u00a0\u00a0<\/strong>So you set up an exit strategy right at the start.
\nChris:\u00a0\u00a0<\/strong>Exactly. Even if it\u2019s with mom and dad or with brother and sister, you always do it. You always look at the worst-case scenario.
\nAnd then probably the final one, which is a fairly new thing in Australia, is fractional ownership. There are two or three companies that are doing it. There\u2019s DomaCom, BRICKX, and there\u2019s a new one, Covestor, coming out.
\nThese are basically platforms, and their philosophy is say you only have $50,000 and you want to buy in Australia; you\u2019re going to have to buy hundreds if not thousands of kilometers from the capital cities. So, rather than have a dump way out in the middle of nowhere, why not buy 10% of a $500,000 property, or 5% of a $1 million blue-chip property?
\nThe downside of this is no real leverage in it at the moment, so your $50,000 only gets you $50,000 worth of the property, but there might be some leverage later on.
\nI\u2019m a big fan of this. Maybe some people have maybe $50,000 or $100,000 in super, they\u2019re not really into the share market; I\u2019d rather have 10% of a Bondi $1 million unit than maybe a $100,000 worth of shares.
\nKevin:\u00a0\u00a0<\/strong>What were those companies that you mentioned with fractional ownership?
\nChris:\u00a0\u00a0<\/strong>DomaCom, BRICKX, and there\u2019s a new one called Covestor. I think we\u2019ll see more and more of these coming out over time. One of their arguments is to say that if you had $1 million, you\u2019d never put $1 million into one share, so why would you put it into one property? Why not diversify it out a bit?
\nKevin:\u00a0\u00a0<\/strong>Yes, we\u2019ve spoken to BRICKX, and it is a bit like the stock market, isn\u2019t it? It makes a lot of sense.
\nChris:\u00a0\u00a0<\/strong>Yes. And look, you still have to find the right properties on those portals. There\u2019s no guarantee that you\u2019re going to be able to sell your percentage straight away, because obviously, there are going to be some costs with that. So it\u2019s not a perfect scenario, but at least it\u2019s a stepping stone.
\nFor a lot of young people, you can\u2019t buy that ideal property in the best location when you\u2019re in your 20s. So, you just need to get into the market or save some money or get into some shares. Do something just to keep yourself moving ahead.
\nKevin:\u00a0\u00a0<\/strong>And continue to save at the same time. I guess the bottom line here, Chris, the thing that I\u2019m hearing from you is that there are options. It\u2019s never been easy, but it\u2019s probably getting easier. And if you use things like lender\u2019s mortgage insurance, as you suggested, and continue to make those sacrifices, do it now while you\u2019re young.
\nChris:\u00a0\u00a0<\/strong>Exactly, because it doesn\u2019t get any easier. And when you\u2019re young, you want to go down the pub, you want to go traveling, you want to have the phones and the cars and all that kind of stuff, but there are lots of people who have sacrificed in their 20s and it really does set you up for later in life.
\nKevin:\u00a0\u00a0<\/strong>Yes, it\u2019s finding likeminded people, too. I guess in a way Mark is a bit fortunate here because I think he said his sister and her boyfriend obviously have a similar mindset, so they\u2019d be the perfect people to do this with.
\nChris:\u00a0\u00a0<\/strong>It is. And there\u2019s so much information out there, from the TV shows to these kinds of podcasts as well. Sure, it\u2019s still tough to go and get those extra jobs and get the money, but at least you have the knowledge now, whereas we didn\u2019t have that 20 years ago.
\nKevin:\u00a0\u00a0<\/strong>All good, Chris. Just very quickly before I let you go, how are you feeling about the property market as we enter into 2018?
\nChris:\u00a0\u00a0<\/strong>Again, it always depends on where you\u2019re invested, but the kind of things that I\u2019m after \u2013 which we\u2019ve talked about a lot, the blue chip, inner city, medium price thing \u2013 there are a lot less buyers in the market but there are still no properties there. So, we\u2019re still seeing that there are people queuing up for auction.
\nThere was one in Coogee the other day. Someone saw it almost sight unseen the day before and spent $200,000 over, and the property didn\u2019t even have parking. So, people are still uneducated, there\u2019s still massive demand, and so I think prices are going to be steady in that medium-price, inner city-type market. In other parts of Australia, it\u2019s very much dependent on the price point and exactly where it is.
\nBut I still think things are positive. We have low interest rates, there\u2019s still nots of demand, there\u2019s no blood in the streets, so I think things are still going good.
\nKevin:\u00a0\u00a0<\/strong>Chris, all the best for the festive season. I look forward to talking to you during 2018. You can catch Chris\u2019s great show, it\u2019s on Sky News Business every Monday at 9:00 pm. It\u2019s called\u00a0Your Property Empire<\/em>. Or you can contact him through his website, YourEmpire.com.au.
\nChris Gray, thank you for your time.
\nChris:\u00a0\u00a0<\/strong>Many thanks.<\/p>\n","protected":false},"excerpt":{"rendered":"

Buyers Agent and Host of \u2018Your Property Empire\u2019 on Sky News Business, Chris Gray, answers Mark\u2019s question about not being able to get ahead despite the fact that he is saving like mad.\u00a0 Chris has some sound advice and great suggestions. Transcript: Kevin:\u00a0\u00a0I have a…<\/p>\n","protected":false},"author":176692471,"featured_media":14861,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[33,34,10,11,13,36,22,25,27],"tags":[101],"class_list":["post-14860","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-case-studies-topic","category-finance-topic","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-investment-topic","category-research-topic","category-sponsored-channels","category-trends-topic","tag-podcast"],"yoast_head":"\nAdvice to help you get ahead \u2013 Chris Gray - 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\/advice-to-help-you-get-ahead-chris-gray\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Advice to help you get ahead \u2013 Chris Gray - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"Buyers Agent and Host of \u2018Your Property Empire\u2019 on Sky News Business, Chris Gray, answers Mark\u2019s question about not being able to get ahead despite the fact that he is saving like mad.\u00a0 Chris has some sound advice and great suggestions. 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