{"id":6512,"date":"2015-12-03T01:00:33","date_gmt":"2015-12-02T14:00:33","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=6512"},"modified":"2015-12-03T01:00:33","modified_gmt":"2015-12-02T14:00:33","slug":"potential-for-positive-gearing","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/potential-for-positive-gearing\/","title":{"rendered":"Potential for positive gearing &#8211; Rachel Barnes"},"content":{"rendered":"<p>&nbsp;<br \/>\nIt used to be that negative gearing was the in-vogue investment strategy. <strong>Rachel Barnes<\/strong>,\u00a0from InvestorFriendlyAgents.com.au,\u00a0remembers people looking at her strangely and thinking it mildly humorous when she found and endorsed the potential of positive gearing back in early 2000. In today&#8217;s show she tells the story of her success if that category.<br \/>\n&nbsp;<\/p>\n<h4>Transcript:<\/h4>\n<p><b>Kevin<\/b>:\u00a0 My next guest is Rachel Barnes from InvestorFriendlyAgents.com.au.<br \/>\nRachel, thanks for your time.<br \/>\n<b>Rachel<\/b>:\u00a0 You\u2019re welcome, Kevin.<br \/>\n<b>Kevin<\/b>:\u00a0 No doubt, as we\u2019re talking to many property investors around Australia, we get to talk about positively geared property and negatively geared property. Let\u2019s talk about positively geared because I know that you\u2019ve basically built quite a good portfolio on that strategy. Is it still possible, Rachel, to do that?<br \/>\n<b>Rachel<\/b>:\u00a0 Yes, it is. It\u2019s just harder to find new negatively geared property, and that\u2019s the thing. Often people either put it in the category that \u201cIf I get positively-geared property, I won\u2019t get capital growth\u201d \u2013 and I haven\u2019t found that to always be the case \u2013 or they think it\u2019s too hard to find. But there are compromises sometimes that you have to make, and that\u2019s where it gets down to just choosing the right property in the right place for your strategy.<br \/>\n<b>Kevin<\/b>:\u00a0 Do you find that you can work with buyer\u2019s agents in this way? A positively geared property depends on how much capital you\u2019re putting yourself in a lot of cases, doesn\u2019t it?<br \/>\n<b>Rachel<\/b>:\u00a0 Well, sometimes, and that\u2019s just the thing. You see a lot of places advertising positive cash-flow properties, but you really have to check the assumptions that they\u2019ve put on there because they may be assuming that you\u2019re only borrowing half the amount. But, of course, then it\u2019s going to be much easier to make it positively geared.<br \/>\nWhereas, when I look at it, I\u2019m looking at more 80% to 100% of a loan \u2013 one way or the other, either using two properties or one to make it still positive cash flow so that I can buy as much as possible.<br \/>\n<b>Kevin<\/b>:\u00a0 You mentioned earlier in our chat about the possibility of getting capital growth and cash flow at the same time. Is that possible?<br \/>\n<b>Rachel<\/b>:\u00a0 Yes. It\u2019s funny because sometimes you go into a property and you know it\u2019s negatively geared and you think, \u201cBut that\u2019s okay. I\u2019ll just hope and pray that we\u2019ll get capital growth, and then we\u2019ll be fine because everything will catch up.\u201d<br \/>\nOf course, the longer you go, the harder it can be, and then you can end up sometimes selling it for a loss because you couldn\u2019t wait long enough because of the cash-flow negativity to actually reap the capital gain benefit, so that can go backwards.<br \/>\nWhereas, with positively cash flow, if you\u2019re picking the time right, you buy well, you get the right type of property in the right area, and you have the positive cash flow come through, you\u2019re not going to be in such a hurry to sell it. Therefore, you can hold on until the time is right in the market.<br \/>\n<b>Kevin<\/b>:\u00a0 In your experience, have you found that there are some places or some areas around Australia that are better to pick up positive cash flow properties than others?<br \/>\n<b>Rachel<\/b>:\u00a0 Yes, but it all comes down to timing. Obviously, as I mentioned before, if you have positive cash flow, you can hold onto it to pick the right timing, but also getting in at the right time.<br \/>\nFor example, there\u2019s no way I\u2019d be looking at Sydney at this point in time and saying, \u201cOh, yes. It\u2019s easy to get a positive cash flow property in Sydney,\u201d because that\u2019s just going to be really difficult. I wouldn\u2019t say impossible \u2013 nothing is impossible \u2013 but very, very difficult.<br \/>\nWhereas, when you go out a bit further and you look at the ripple effect, where housing still basically hasn\u2019t caught up with the capital growth perspective but is getting the high yields because that growth has been kept down, then often, you\u2019re actually riding a wave before it hits the shore, if you know what I mean.<br \/>\n<b>Kevin<\/b>:\u00a0 Yes. What should we be looking out for as a positive cash-flow property?<br \/>\n<b>Rachel<\/b>:\u00a0 Generally, just to be sure of what we\u2019re looking at, the positive cash flow means that after all of your expenses, the property is still going to be putting some money in your pocket. That may be partly due to depreciation, depending on what tax structure you\u2019re on, but also generally, it means that you\u2019re getting somewhere around a 7%-plus yield.<br \/>\nIf you assume that 5% is going to be gone in interest, 2% might be going into extra costs. I\u2019m just talking about ballpark figures here, but generally speaking, you\u2019re looking at least getting a 7% growth yield before you\u2019d even start to put it into an analysis software to work out exactly what the end result cash-flow-wise would be for you.<br \/>\n<b>Kevin<\/b>:\u00a0 It is a possibility that you might be able to secure a property and then add a bit of value to increase the income, which is going to make it a bit more positively geared for you? Is that a way to go?<br \/>\n<b>Rachel<\/b>:\u00a0 Indeed, it is. That\u2019s one of the best strategies I believe at this point in time in a lot of places, because if you can buy a property that\u2019s run down, doesn\u2019t have much income coming in at the moment, and you can increase the value of the property, as well as the income from the property, as well as the depreciation because of the work that you\u2019re doing on the property, then you have three real major benefits with that.<br \/>\n<b>Kevin<\/b>:\u00a0 I guess subdivision would fall into that category, as well as renovation, wouldn\u2019t it?<br \/>\n<b>Rachel<\/b>:\u00a0 It does. Granny flats are also starting to fall into that category in some areas, where people are adding an extra dwelling so that they can get some extra income. It doesn\u2019t always add to your capital growth, but it does add to your yield, and therefore, you can hang on for a bit longer and you have more property on that lot. So, yes, there are a number of different factors, but subdivision is one of the keys where you can sometimes get a block of land for free.<br \/>\n<b>Kevin<\/b>:\u00a0 Yes, that\u2019s right. A big bonus, isn\u2019t it?<br \/>\nI mentioned at the start, too, I introduced you as being from the website InvestorFriendlyAgents.com.au. That\u2019s a business you\u2019ve set up to educate agents about how to talk to investors. Are you finding that you\u2019re having some wins there, Rachel?<br \/>\n<b>Rachel<\/b>:\u00a0 It\u2019s interesting; I was advertising it for a little while, but I found that I was getting the wrong type of agents contacting me \u2013 the people who were trying to sell off-the-plan properties to perhaps very na\u00efve investors who don\u2019t really understand what they\u2019re getting into.<br \/>\nI stopped advertising; I\u2019m basically going by word of mouth. Since then, I\u2019ve found it really good. I\u2019ve included property managers, but the agents I\u2019m finding that I\u2019m getting sourced through word of mouth. We have some amazing agents out there with very high integrity, people who are really eager to help their customers and to leverage and help investors to buy more property and sell those at the right time.<br \/>\nYes, it\u2019s really nice to actually find people in the industry where it\u2019s got sometimes such a bad reputation, but there are an amazing number of really great, ethical, high-integrity agents and property managers out there. I love to connect with them.<br \/>\n<b>Kevin<\/b>:\u00a0 Yes. Is there a list of these agents somewhere? Is it on your website?<br \/>\n<b>Rachel<\/b>:\u00a0 It is. We\u2019re still in the process. I have a number of property managers that we\u2019re just starting to go through now, so that\u2019s the extra arm, but we\u2019re trying to do teams, so the agent, the property manager, even the receptionist, altogether, and do agency-by-agency.<br \/>\nBut even though, I go out to the agents as a whole, I do the training for the whole lot of them so that they\u2019re on the same page, I do find that I\u2019m only going to be accrediting the people individually, because people can move on, agencies can change hands. It\u2019s all down to checking with the person that they\u2019ve actually got their certificate of accreditation if you\u2019re dealing with them.<br \/>\n<b>Kevin<\/b>:\u00a0 The website is InvestorFriendlyAgents.com.au. My guest has been Rachel Barnes.<br \/>\nRachel, thanks for your time.<br \/>\n<b>Rachel<\/b>:\u00a0 A pleasure. Thanks a lot, Kevin.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>&nbsp; It used to be that negative gearing was the in-vogue investment strategy. Rachel Barnes,\u00a0from InvestorFriendlyAgents.com.au,\u00a0remembers people looking at her strangely and thinking it mildly humorous when she found and endorsed the potential of positive gearing back in early 2000. In today&#8217;s show she tells&#8230;<\/p>\n","protected":false},"author":176692471,"featured_media":6514,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[34,10,11,13,17,25],"tags":[101],"class_list":["post-6512","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-finance-topic","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-investment","category-sponsored-channels","tag-podcast"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Potential for positive gearing - Rachel Barnes - 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\/potential-for-positive-gearing\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Potential for positive gearing - Rachel Barnes - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"&nbsp; It used to be that negative gearing was the in-vogue investment strategy. 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