{"id":8639,"date":"2016-07-18T01:00:33","date_gmt":"2016-07-17T15:00:33","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=8639"},"modified":"2016-07-18T01:00:33","modified_gmt":"2016-07-17T15:00:33","slug":"habits-of-successful-investors-michael-yardney","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/habits-of-successful-investors-michael-yardney\/","title":{"rendered":"Habits of successful investors – Michael Yardney"},"content":{"rendered":"

 
\nReal estate investing used to be a rather niche industry, confined to the few Australians who had significant reserves of cash and a genuine interest in the property market. These days, you could be forgiven for thinking that everyone<\/i> is a real estate investor \u2013 some much more successful than others. Michael Yardney<\/strong><\/a>,\u00a0from Metropole Property Strategists<\/a>, shares the dos and don\u2019ts of successful investors.<\/p>\n

<\/h4>\n

Transcript:<\/strong><\/h4>\n

Kevin:<\/b>\u00a0 You\u2019d be excused for thinking that it\u2019s only the rich who become property investors, and that\u2019s a lot of the hype that\u2019s around anyway. But that\u2019s not necessarily the case. It\u2019s not also that everyone can become a real estate investor \u2013 or that is, a successful real estate investor. Many people try it; many people fail. Why is that? What happens?
\nI\u2019m going to talk to Michael Yardney from Metropole Property Strategists who hopefully will give us a few dos and don\u2019ts and some of the reasons why some people become very successful at this and why some others fail.
\nHi, Michael.
\nMichael:<\/b>\u00a0 Good morning, Kevin.
\nKevin:<\/b>\u00a0 Michael, what are some of the dos and don\u2019ts?
\nMichael:<\/b>\u00a0 Maybe we should start with the dos that I\u2019ve found important seeing lots of other property investors and their successes. I think the first one is do your homework. It\u2019s important to do the homework and research by getting a system, getting a strategy, and understanding where you\u2019re heading.
\nMost people who I\u2019ve found buy an investment property \u2013 na\u00efve beginning investors \u2013 just buy one because they think they know about real estate because they live in a house or rent somewhere. They find something and think, \u201cAh ha! I know how property works.\u201d That\u2019s not the case at all, Kevin.
\nKevin:<\/b>\u00a0 No, it\u2019s not. I think a lot of people have come unstuck by thinking. The other thing I\u2019ve found, too, is that good people make things look so easy. It does look easy, but there are some systems. One of the things I know about you is that you do actually think long-term.
\nMichael:<\/b>\u00a0 Kevin, I think in all elements of life, those people who have a longer term view and are able to delay short-term gratification for long-term success get ahead. In property, it\u2019s delaying short-term cash flow for long-term capital gains.
\nThe lessons you would have taught our kids is yes, you have to go to school, you have to go to university, you have to actually delay the instant gratification of cash and money and lifestyle because later on you\u2019re going to get a career. Thinking long-term is one of the characteristics of all successful people.
\nKevin:<\/b>\u00a0 It occurred to me, too, and you were kind enough to ask me to come along to your retreat at the Gold Coast recently, the Wealth Retreat, and there were a great number of people there, very successful people. When I was talking to them, the thing I noticed is that they all have goals, and one of the reasons why they go to the retreat is to set their goals for the next year.
\nMichael:<\/b>\u00a0 Yes, Kevin. That\u2019s one of the dos that all successful people \u2013 including property investors \u2013 do. You actually have to know where you\u2019re heading. Inside your head, there is a system called your reticular activating system. That\u2019s your own GPS, your pathfinder that will actually point you towards where you\u2019re heading. But if it doesn\u2019t know where you\u2019re heading, it can take you anywhere.
\nYou have to have goals, not just dreams, not just ambitions. Write them down. Know what you\u2019re wanting to achieve, where you\u2019re wanting to go, and then do what you have to do to get there, Kevin.
\nKevin:<\/b>\u00a0 Most people I talk to will say they have goals \u2013 and you made a very good point there about writing them down \u2013 the moment you say, \u201cShow me,\u201d they can\u2019t because they\u2019re simply not written down. We do know the difference between not writing them and writing them. There\u2019s a huge chasm there.
\nMichael:<\/b>\u00a0 Very much so, because we all wake up in the morning, have a shower, have a dream, and think \u201cI want to do this\u201d and \u201cI want to do that,\u201d and then life gets in the way. That\u2019s why having written goals\u2026 A lot of people actually find having pictorial goals, having pictures up of their dream home, their dream investment portfolio, or their dream car works well for their reticular activating system, too, pushing them ahead towards achieving those goals.
\nKevin:<\/b>\u00a0 How important is it to reward yourself, to celebrate your successes?
\nMichael:<\/b>\u00a0 That\u2019s something I learned from one of my mentors along the way, too. There are challenges so you have to enjoy the journey, otherwise you\u2019re not going to enjoy the destination. Yes, have some little celebrations. Give yourself a little gift. Take the family out. Reward your life partner, as well, because they\u2019re coming along on the journey with you.
\nKevin:<\/b>\u00a0 Keeping your feet on the ground is pretty important, as well, isn\u2019t it?
\nMichael:<\/b>\u00a0 Maybe the last two we should discuss is to be realistic \u2013 understand why you want to be a property investor, understand what financial freedom is going to mean to you \u2013 and then have a realistic timeframe and a realistic goal. Sometimes you read in the magazines to buy ten properties in ten years. That\u2019s too hard and it doesn\u2019t work.
\nI\u2019ve found most property investors take up to 30 years to become financially independent. They first of all spend the first eight to ten years learning what not to do, and then they have to unravel it, improve themselves and have to spend a couple of good property cycles growing their goals.
\nHave realistic expectations of what property can and can\u2019t do for you and what you can achieve in life, and then you won\u2019t get disappointed, Kevin.
\nKevin:<\/b>\u00a0 We\u2019ve given you the dos. Let\u2019s have a look at some of the don\u2019ts. What are some of the things that we shouldn\u2019t be doing or even changing what we\u2019re doing, Michael?
\nMichael:<\/b>\u00a0 I think first, just don\u2019t rush into it. I find people get all excited about the concept and then they buy the first property they\u2019re going to see. It\u2019s often close to where they live, close to where they grew up, or close to where they holiday or want to shop. Actually, make an informed strategic decision. There are times when you have to make a quick decision, but it has to be based on the level of information, knowledge, homework, and perspective.
\nKevin:<\/b>\u00a0 Michael, one of the things I know is the reason a lot of people rush into it \u2013 and you use the word \u201cstrategy\u201d or \u201cstrategic\u201d \u2013 is because they don\u2019t have a strategy; they don\u2019t have a plan.
\nMichael:<\/b>\u00a0 That doesn\u2019t give them the perspective to decide is it or is it not a good opportunity? We\u2019re continuously bombarded with opportunities on the Internet or if you go to open for inspections or estate agents recommending things to you, so it\u2019s best to sit back and evaluate each opportunity based on your personal strategy.
\nKevin:<\/b>\u00a0 What about basing it on the fact that it\u2019s just simply cheap?
\nMichael:<\/b>\u00a0 We all want to get a good price, we all want to get good value, but unfortunately, I\u2019ve met quite a few investors over the years who have come to regret buying that cheap property because it wasn\u2019t cheap; it was a secondary property in a bad location, in a regional area that didn\u2019t have growth, or had structural problems.
\nI remember Warren Buffet\u2019s famous saying, \u201cPrice is what you pay; value is what you get.\u201d Don\u2019t buy cheap properties; buy well-priced, good properties.
\nKevin:<\/b>\u00a0 I was talking to someone the other day who made a great statement and said, \u201cWe all thought that buying the worst house on the best street was a great idea, but sometimes if you do that, you\u2019re actually going to be paying too much for the worst house on the best street because the value in the area has probably gone up anyway.\u201d
\nMichael:<\/b>\u00a0 That\u2019s right, Kevin.
\nKevin:<\/b>\u00a0 It\u2019s interesting \u2013 isn\u2019t it? \u2013 some of these beliefs that we have. Michael, is there another one?
\nMichael:<\/b>\u00a0 Yes, Kevin. Don\u2019t misjudge your cash flows and don\u2019t forget to have the right financial buffers in place. By that, I\u2019m talking about understanding the expenses of owning an investment property, the regular outgoings, so allow for those, and allow for the ups and downs that are going to happen in the world, whether it\u2019s interest rates, whether it\u2019s vacancies, whether it\u2019s unexpected repairs.
\nThat\u2019s why the job of a property investor is to buy themselves time \u2013 not just properties \u2013 to ride all those ups and downs. Having an offset account or a financial buffer as we sometimes call it, where you have some cash to see you through, is going to make life so much easier and you won\u2019t have that white-knuckle ride of the ups and downs of the property market.
\nKevin:<\/b>\u00a0 I guess it doesn\u2019t have to be a lonely journey either, does it? I\u2019ve heard you talk about building a team, and I guess understanding your cash flow would mean that you\u2019re going to have to have a pretty good accountant on your side, as well.
\nMichael:<\/b>\u00a0 An accountant, a good finance strategist, and a good team. That\u2019s another really good don\u2019t: don\u2019t try and do it on your own. Property investment is a team sport and if you\u2019re the smartest person on your team, you\u2019re in trouble. I\u2019m prepared to pay for advisors, counselors, \u00a0mentors.
\nInterestingly, that\u2019s one of the common traits of all of the wealthy people. When you see them, they have financial advisors and they pay for them. When the poor, in general, don\u2019t pay for financial advice; the financial advice they get is the free information they get on the Internet \u2013 and that, at best, will keep them average.
\nKevin:<\/b>\u00a0 Great talking to you, Michael. Thank you very much for sharing so much information with us twice. We had you twice on this show, so we\u2019re going to have to pay you twice as much, I suppose. Do we?
\nMichael:<\/b>\u00a0 That\u2019s one of the don\u2019ts of property investment.
\nKevin:<\/b>\u00a0 Good on you, Michael. Michael Yardney<\/a> from Metropole Property Strategists. Great talking to you. We\u2019ll see you again next week, mate.
\nMichael:<\/b>\u00a0 My pleasure, Kevin.<\/p>\n","protected":false},"excerpt":{"rendered":"

  Real estate investing used to be a rather niche industry, confined to the few Australians who had significant reserves of cash and a genuine interest in the property market. 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