{"id":9120,"date":"2016-09-04T01:00:36","date_gmt":"2016-09-03T15:00:36","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=9120"},"modified":"2016-09-04T01:00:36","modified_gmt":"2016-09-03T15:00:36","slug":"nhan-strikes-a-set-back-with-his-flip","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/nhan-strikes-a-set-back-with-his-flip\/","title":{"rendered":"Nhan strikes a set back with his flip – Nhan Nguyen"},"content":{"rendered":"

 
\nWe check in with Nhan Nguyen<\/strong> to find out how he is going on week 3 of his 30 day flipping exercise. Buying and selling a property in 30 days to make a big profit with little or no outlay. He strikes a snag this week.
\n <\/p>\n

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

Kevin:\u00a0 <\/b>Let\u2019s continue our journey and our story with Nhan Nguyen from Advanced Property Strategies. You might recall over the last couple of weeks, I\u2019ve been telling you about Nhan\u2019s journey where he was going to secure a property \u2013 he has done that; it\u2019s on the south side of Brisbane \u2013 and with very little work, he was then going to flip it over.
\nI\u2019ll just quickly summarize this, Nhan, before we jump into the chat. Your purchase price was $320,000. You then achieved a contract. Last week, you told us about it at $410,000. Reviewing last week\u2019s chat, I also understand that you’re not going to be doing much work to it.
\nNhan, welcome to the show once again.
\nNhan:\u00a0 <\/b>Thanks, Kevin. Thanks for having me.
\nKevin:\u00a0 <\/b>That\u2019s a quick summary of where we are. This is week three. How are we progressing with that contract?
\nNhan:\u00a0 <\/b>Gee, the rollercoaster ride continues with the 30 day challenge. In the last 24 hours or so, the contract has actually crashed. The building and pest was done earlier in the week, and the contract has recently been terminated. Here I was, counting the money, but they did a building and pest report, and it turns out that some of the termites, which we did find on our original building and pest report, we didn\u2019t treat. Oops! The new buyer had has a building and pest report done and has got spooked off and within a couple of days, has terminated the contract.
\nKevin:\u00a0 <\/b>Was there any way to salvage it? Could you have gone back to the buyer and said, \u201cWe will treat it?\u201d
\nNhan:\u00a0 <\/b>At this point in time, my initial conversation with the original seller to me was that that seller wouldn\u2019t negotiate with me based on a building and pest report. Maybe arrogantly, I said that I\u2019d set those same lines to this new buyer. He\u2019s just determined to basically not go ahead with any negotiations and just wanted to walk away because I think he was just a bit scared.
\nKevin:\u00a0 <\/b>I\u2019m just remembering from last week, too. That purchaser actually had missed out on a property on the same street for $440,000. Where to from here, Nhan?
\nNhan:\u00a0 <\/b>The other good news that we had literally today is that we\u2019ve secured another contract \u2013 another offer has come in. I have it in my inbox that we have had another offer come in at $405,000. It\u2019s about $5000 less than the other contract. It has a building and pest and 14 days for finance. I think in this instance, we\u2019re going to have to go and treat those termites, which is only going to be a couple of hundred bucks.
\nWe\u2019ll probably disclose with the buyer the building and pest report and see what they\u2019re comfortable with because I don\u2019t want to spend another week or so waiting to see if they\u2019re going to crash it again on the building and pest.
\nKevin:\u00a0 <\/b>Are you able to give them the previous building and pest inspection report?
\nNhan:\u00a0 <\/b>Yes, that\u2019s what I plan to do. I have it on a PDF, and there are no rules to say that I can\u2019t do that. It\u2019s up to them if they choose to read it and respect it or not, or if they choose to do their own. This is a journey, and my challenge is to do as little as I can to the property. I\u2019m thinking that I might have to clean it up, remove some of the termite damage, get a bit of spraying done, and we\u2019ll see after this contract whether I have to renovate it or not.
\nKevin:\u00a0 <\/b>Admittedly, even if it\u2019s $5000 less, you\u2019re still well and truly in front. It\u2019s not quite as big of a profit as you thought, and you\u2019re going to have to dip into your pocket to get that treated. What would be your advice to people in terms of disclosure? Will you say to that buyer now, \u201cThis is what\u2019s happened?\u201d
\nNhan:\u00a0 <\/b>In my personal view, I don\u2019t need to disclose that. All they need to know is that there are termites on the property. I believe that the fact that the previous contract has fallen out is none of their business. It\u2019s another person\u2019s choice based on the same information. What I\u2019ll do is I\u2019ll just say to them, \u201cWe\u2019ve had a contract that came through. It didn\u2019t proceed as we thought it would, and we\u2019re putting it back on the market.\u201d
\nThis particular buyer, he\u2019ll make his own decisions based upon doing the building and pest himself or on our building and pest report, whatever he chooses to do. We\u2019ll go from there.
\nKevin:\u00a0 <\/b>It\u2019s still good buying. If a similar property on the same street sold recently for $440,000, and yours looks like it\u2019s going on the contract of $405,000 or even $410,000, it\u2019s still very good buying.
\nNhan:\u00a0 <\/b>Yes. I think it\u2019s just managing expectations. Originally with the $410,000, counting the money at $65,000 or $70,000 profit, it\u2019s just $5000 under. Look, we bought it for $320,000, so there\u2019s a lot of margin in there. I think that part of when you buy right, it allows you to negotiate more fully, whereas if I had bought it for $400,000 and sold it $410,000 or $405,000, I\u2019d definitely be losing money after stamp duty and legals and things like that.
\nKevin:\u00a0 <\/b>Have you settled on the property yet for your purchase?
\nNhan:\u00a0 <\/b>No, not yet.
\nKevin:\u00a0 <\/b>When does that happen?
\nNhan:\u00a0 <\/b>That happens very soon \u2013 I think in about a week or so.
\nKevin:\u00a0 <\/b>So it will be a small period of time when you do actually own the property?
\nNhan:\u00a0\u00a0 <\/b>That\u2019s right. If this contract is a 30-day contract, it\u2019ll be only for three weeks. If the contract is 60-day settlement, it\u2019ll be probably seven weeks. We want to get that gap as small as possible to minimize my holding costs, but I think anything from 30 to 60 days from settlement to settlement is pretty cool.
\nKevin:\u00a0 <\/b>Do you have any of your own funding in this? Did you have to put a deposit in, or is it 100% funded?
\nNhan:\u00a0 <\/b>In this particular project, because the project is quite small, I\u2019ll just fund it myself. What I mean by that is it\u2019s small in terms of quantity, but also if we profit share it, let\u2019s say there\u2019s a $60,000 profit in it, I can\u2019t really justify giving away 30%, 40%, or 50% profit share for a profit that small, and I can settle it myself.
\nThat\u2019s what I\u2019ll be doing: just settling it myself, probably cash initially for about a week or so while the bank refinances my cash out if necessary. Otherwise, I\u2019ll just leave my cash in there for a month and have the subsequent buyer pay me back, and we\u2019ll just roll again.
\nKevin:\u00a0 <\/b>I guess you just assess it as you go along. You just look at each week as it comes along and make a decision about what direction you\u2019re going to take with it.
\nNhan:\u00a0 <\/b>Yes, exactly. I do find because we are scrutinizing it <\/b>on a daily basis, on a weekly basis, it just seems like 30 days is such a long time between contracts. But we\u2019re fortunate to know that the property is in high demand. It\u2019s zoned for units and townhouses, 700 odd square meters with 18 meter frontage, so it\u2019s in high demand and we\u2019re getting a lot of leads from our marketing. It\u2019s working really well.
\nKevin:\u00a0 <\/b>Are you on the lookout for the next one now?
\nNhan:\u00a0 <\/b>Yes, we are. Now that we know that this kind of marketing works \u2013 we\u2019re doing door knocking, we\u2019re doing letters, we\u2019re doing flyers \u2013 we\u2019re definitely ramping it up, and we\u2019ve picked another couple of suburbs. We\u2019re just ramping up to spend on the marketing to be able to find out our next deal. Our next deal might be a flip, it might be a buy, hold, and renovate or a buy, hold, and develop. It just depends on the project. [6:31 inaudible]<\/b>
\nKevin:\u00a0 <\/b>We\u2019ll check in with you again next week. Hopefully, this new contract might then be in place. You might also have some good news for us about the building and pest, as well.
\nNhan:\u00a0 <\/b>Yes, that\u2019s right. Let\u2019s see there. I\u2019m not going to count my chickens before they\u2019ve hatched. We are looking for another backup contract, and we\u2019ll see how it goes.
\nKevin:\u00a0 <\/b>Good on you. We\u2019re at week three of the 30 day challenge with Nhan Nguyen from Advanced Property Strategies. We\u2019ll be back next week, and we\u2019ll give you another update then.
\nThanks for your time, Nhan.
\nNhan:\u00a0 <\/b>Thanks, Kevin. Thanks for having me.<\/p>\n","protected":false},"excerpt":{"rendered":"

  We check in with Nhan Nguyen to find out how he is going on week 3 of his 30 day flipping exercise. Buying and selling a property in 30 days to make a big profit with little or no outlay. He strikes a snag…<\/p>\n","protected":false},"author":176692471,"featured_media":9122,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[32,10,11,13,35,36,17,23,25],"tags":[101],"class_list":["post-9120","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buying-a-property-topic","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-development-topic","category-property-investment-topic","category-property-investment","category-selling-a-property-topic","category-sponsored-channels","tag-podcast"],"yoast_head":"\nNhan strikes a set back with his flip - Nhan Nguyen - 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\/nhan-strikes-a-set-back-with-his-flip\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Nhan strikes a set back with his flip - Nhan Nguyen - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"  We check in with Nhan Nguyen to find out how he is going on week 3 of his 30 day flipping exercise. 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