{"id":9592,"date":"2016-10-19T01:00:32","date_gmt":"2016-10-18T14:00:32","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=9592"},"modified":"2016-10-19T01:00:32","modified_gmt":"2016-10-18T14:00:32","slug":"share-your-adult-finance-journey-with-the-kids-ken-raiss","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/share-your-adult-finance-journey-with-the-kids-ken-raiss\/","title":{"rendered":"Share your adult finance journey with the kids – Ken Raiss"},"content":{"rendered":"

 
\nAs well as talking to us about the topic of educating our children about investing and finance, our feature guest Ken Raiss<\/strong> says he understands the importance of discussing wealth at home as part of educating them that it is not an evil word. Ken also thinks we should share our adult finance journey with the kids as part of their education.
\n <\/p>\n

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

Kevin:<\/b>\u00a0 I\u2019m pleased to say that our feature interview in this show, which is where we\u2019re talking about the message that you give your children, is none other than Ken Raiss. Ken is a regular on our show.
\nI imagine you have really been drilling this into your kids over the years, Ken. How are you?
\nKen:<\/b>\u00a0 I\u2019m well. Thank you, Kevin. Hi, listeners. Drilling is probably not the right word.
\nKevin:<\/b>\u00a0 That\u2019s my terminology, Ken.
\nKen:<\/b>\u00a0 Kids take it in at a different rate or a different pace, so you definitely have to tailor the discussions to the individual child. But I think it\u2019s important to talk about wealth at home so that children start to understand that it\u2019s not a dirty word and that it can actually be very helpful in doing the other things they want to aspire to in life.
\nKevin:<\/b>\u00a0 We can actually shield our kids a bit too much, can\u2019t we? In other words, for them to think that it\u2019s just a bottomless pit. We don\u2019t involve them in the fact that things are a little bit tight and we may have to cut back a little bit. It doesn\u2019t hurt to share that with them when they get to a certain age, Ken?
\nKen:<\/b>\u00a0 It certainly doesn\u2019t, and I think it also helps to share the solutions that you put in place and why so that kids start to get values around that. That, I think, is very important even at a very young age to start instilling those sorts of values with your children.
\nKevin:<\/b>\u00a0 I\u2019ll come back to talking about those kinds of messages, Ken. But I\u2019m really keen to find out from you what molded you. How did Ken Raiss grow up, and what were the conversations around your kitchen table like?
\nKen:<\/b>\u00a0 Can I say there were none? Then all of a sudden, at age 17, I found myself in the big, wide world and had to survive.
\nKevin:<\/b>\u00a0 It was pretty much the way it was, wasn\u2019t it?
\nKen:<\/b>\u00a0 It was pretty much the way it was.
\nKevin:<\/b>\u00a0 What do you wish they had told you?
\nKen:<\/b>\u00a0 It\u2019s like crying over spilt milk.
\nKevin:<\/b>\u00a0 Yes, but there are some good lessons to be learned over that, aren\u2019t there?
\nKen:<\/b>\u00a0 Yes. What I\u2019ve done is while not trying to talk to my children along the lines of what I wish I had been talked about or taught, I brought it to a more contemporary situation \u2013 because there are 20 to 30 years, depending on when you have children, between when you would have a conversation with your parents to when you have a conversation with children, and you learn a lot in that period of time.
\nThe discussions I\u2019ve had with my children have taken into account my own experiences \u2013 and can I dare say that of many of our clients as well? Because you learn from everybody through life. It was really instilling in them core values \u2013 and I can expand on some of these \u2013 teaching them to save, making sure they pay their bills on time, teaching them that they have to do some work; you get nothing for nothing.
\nAnd as the kids got a bit older, how to buy a property and, really, the methodology and the process you go through to invest, I think, is very important because they don\u2019t teach you that at school \u2013 and there are shortcuts, if I can put it that way.
\nThe shortcuts are you don\u2019t make the mistakes and lose a lot of time. If you can leapfrog and teach your children to leapfrog, they get to where they want to get financially, I think, much quicker, and certainly, with less heartache.
\nKevin:<\/b>\u00a0 As a parent, there is that instinct \u2013 isn\u2019t there? \u2013 that we want to help our kids, we want to cushion them, make it as easy as we possibly can, so therefore that has led, over the years, to us maybe giving them a little bit too much or making it too easy for them.
\nI\u2019m not saying in your case, Ken, but certainly, many of the people I speak to, they\u2019ve made that mistake and they\u2019ve suffered by it because the kids don\u2019t fully appreciate the value of money.
\nKen:<\/b>\u00a0 Correct. They don\u2019t see money as a means to an end. Money, really, just is the tool you use to achieve your other goals and objectives, whether it be a work\/life balance, whether it be to pursue your dreams, or whether it\u2019s to give to charity. Money is the tool, so I think you have to teach children that money is not the be-all and end-all; it\u2019s what you do with it.
\nKevin:<\/b>\u00a0 Money is not something where you just got to a thing in the wall and it pops out.
\nKen:<\/b>\u00a0 That\u2019s it, the Bank of Mom and Dad.
\nKevin:<\/b>\u00a0 You actually have to earn it, don\u2019t you?
\nKen:<\/b>\u00a0 Correct. You have to teach your children the values of earning it and then they value it.
\nKevin:<\/b>\u00a0 Let\u2019s broaden this conversation just a little bit. I\u2019m keen to hear about you and your journey. I know you\u2019re at that stage in life where you\u2019ve intelligently put aside a nest egg so that you\u2019re never going to really suffer. But where did it all begin for you? Where was your first investment property?
\nKen:<\/b>\u00a0 I think my first investment property was around age 22 or 23. But can I say my first investment\u2026? I don\u2019t necessarily think I would do it again this way, but I first started investing in super as a 17-year-old \u2013 unheard of in those days.
\nKevin:<\/b>\u00a0 Absolutely.
\nKen:<\/b>\u00a0 I think that\u2019s not necessarily the way to go today because you can\u2019t get your hands on it. That\u2019s what I didn\u2019t realize at that point in time. I was doing it for when I\u2019m <\/b>65.
\nI think the savings component of investing in super was the critical thing, and that\u2019s why I\u2019ve taught my children that they need to save. Even when they\u2019re at school, go and get a part-time job \u2013 not so much that your studies suffer, of course, but to instill those life lessons in you. Once they\u2019re working, put at least 10% aside to save for investing.
\nThe hardest lesson, I think, I found to instill was debt is not a dirty word. Debt is not evil. Debt is not something that will cause you great heartache. Like anything, improper use of debt can certainly create all of those problems, but thought through with a risk strategy, debt is your friend because leverage is what\u2019s important. Save a bit, borrow the rest, and understanding how you\u2019re going to fund that debt is very important.
\nKevin:<\/b>\u00a0 Intelligent use of debt, isn\u2019t it? Keeping it in perspective. There was a time when there was a saying that said \u201cIt\u2019s our national responsibility to have as much debt as we possibly can and then work like hell to pay it off.\u201d I don\u2019t know that I necessarily follow with that.
\nThe other interesting word you used there \u2013 and I want to talk to you about that \u2013 is risk. As a young person, I remember my risk profile was actually high \u2013 I was quite prepared to take pretty high risks \u2013 but as I got older, I found I became a lot more risk-averse. Do you think most people are like that?
\nKen:<\/b>\u00a0 I think most people start off very risk-averse. Risk takes on many different guises, of course: not only the debt, but I just notice even the difference in the types of properties my kids bought. A property that they could do a reno was one of my children. Another one who really just didn\u2019t like the idea of that, we bought something that didn\u2019t require any work.
\nBut in all cases, I got them to learn how to research what type of properties grow. It\u2019s the capital value that I taught them, not the income stream at the beginning, because as that capital grows, you can then borrow against it to then go and buy the next investment property. The income from the rent doesn\u2019t help you greatly in achieving that growth projectile.
\nKevin:<\/b>\u00a0 That\u2019s leverage you\u2019re talking about there.
\nKen:<\/b>\u00a0 Yes. Leverage it, but buy a property that has good capital growth because that\u2019s what gets you into the next property \u2013 the increased value that you can borrow against.
\nKevin:<\/b>\u00a0 What was your worst investment?
\nKen:<\/b>\u00a0 My worst investment, I think, was an emotional purchase of a unit on the waterfront within a large development.
\nKevin:<\/b>\u00a0 Was that new off-the-plan?
\nKen:<\/b>\u00a0 It wasn\u2019t off-the-plan; it was completed, but it was very similar to an off-the-plan purchase. I had bought three other off-the-plan properties, which all did very well, and it took me many years to realize it was more dumb luck than me. I just so happened to be in the right place at the right time.
\nKevin:<\/b>\u00a0 There was a time when buying off-the-plan actually made a lot of sense. You could actually buy off-the-plan, flip it, and make some money before completion but you can\u2019t do that nowadays.
\nKen:<\/b>\u00a0 No. Can I say the world, the developers, and the banking institutions are too smart for that?
\nKevin:<\/b>\u00a0 They are.
\nKen:<\/b>\u00a0 I signed a contract close to the bottom of the cycle, three-year construction, and when it was time to settle, the property had certainly grown at least close to 50% in value. It took me a while to realize that wasn\u2019t me who did that.
\nKevin:<\/b>\u00a0 You were Johnny-on-the-spot. You said that was your worst investment. Was it your worst because you bought it with the wrong mindset? Was it like you were what I call the ice cream licker, in love with the lifestyle purchase?
\nKen:<\/b>\u00a0 Yes, that was a very emotional purchase. It was probably the only one I\u2019ve made emotionally, and coincidentally, it\u2019s the only one that really didn\u2019t do well. But what I did is I came to that realization pretty quickly and sold it. I sold it at a loss, but cut my losses and rolled that money into something else. A lot of people can\u2019t do that.
\nKevin:<\/b>\u00a0 You learn from those mistakes, don\u2019t you?
\nKen:<\/b>\u00a0 Yes. I think the big lesson was cut your losses. I review my properties periodically, and the one question I ask myself is \u201cWould I buy that today?\u201d
\nKevin:<\/b>\u00a0 Obviously, the answer is no. What has been your best investment, Ken, that you would say, \u201cI\u2019m really proud of this one, I\u2019m so glad I did this, it\u2019s still in my portfolio, and it\u2019s going to stay there forever\u201d? Is there one of those?
\nKen:<\/b>\u00a0 There are ones, but they\u2019re much later in life where I had the resources behind me that I could fund a construction. Hence, the utilization of the land from one property to multiple properties.
\nThere, again, people can make a lot of mistakes: they build the wrong thing, they overcapitalize, they make it a piece of artwork as opposed to a good, solid investment property. I brought all of those principles in, and it was the ability to use land for multiples as opposed to one, so they\u2019ve done quite well.
\nKevin:\u00a0 <\/b>Ken, <\/b>putting you on the spot here now \u2013 not as if I haven\u2019t done that already, and you\u2019ve responded very well, thank you \u2013 but in closing out, I just want to ask you what you\u2019ve learned over the years, maybe the biggest mistakes that you\u2019ve seen investors make. Let\u2019s talk about property. What are the biggest mistakes you\u2019ve seen investors make that you wish you could get them by the scruff of the neck and say, \u201cHey, listen, don\u2019t do that; it\u2019s not good\u201d? What would they be?
\nKen:<\/b>\u00a0 They bought the absolute wrong property from the beginning. There is a thought, I think, among many investors that you can make money out of property. If you live long enough, you might, but you need to truncate the time to use it within your lifetime and certainly, within a relatively young age, not \u201cI\u2019m 100 and I\u2019ve now made money out of property.\u201d They haven\u2019t done the research to buy the right property.
\nThe next mistake is they haven\u2019t structured it and put it in the right name. Thirdly, I think they haven\u2019t created a system that allows them to fund that property when times go sour. I use the word \u201cbuffer.\u201d You need to create a pool of resources that can help you through the bad times, just in case.
\nKevin:<\/b>\u00a0 Is there a percentage to that buffer, if you look at your overall portfolio, or is it all about how much gearing you have?
\nKen:<\/b>\u00a0 It\u2019s all about how much gearing you have, but the buffer is not a dollar value as much as a time period: how much time do you want to feel safe or safer if something goes wrong? If that\u2019s ten years for you, you\u2019d better have ten years\u2019 worth of money in case things go sour. If it\u2019s two years, then have two years. Because what you want to be able to do is have an orderly exit. By that, I mean a sale in case you want to.
\nYou don\u2019t want the banks knocking on your door forcing you to sell and maybe accept a fire-sale price. You\u2019d want at least a couple of years, I would have thought, because in most instances, you can have an orderly sale in that period of time.
\nKevin:<\/b>\u00a0 Ken, you make so much sense \u2013 you always do and I appreciate you giving us so much of your very valuable time today.
\nKen Raiss has been my guest, and he\u2019s been our feature guest this week in the show. Ken, thanks for your time. I look forward to catching up with you again soon.
\nKen:<\/b>\u00a0 Thanks very much, Kevin.<\/p>\n","protected":false},"excerpt":{"rendered":"

  As well as talking to us about the topic of educating our children about investing and finance, our feature guest Ken Raiss says he understands the importance of discussing wealth at home as part of educating them that it is not an evil word….<\/p>\n","protected":false},"author":176692471,"featured_media":9593,"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":[33,10,11,13,36,17,25],"tags":[101],"class_list":["post-9592","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-case-studies-topic","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-investment-topic","category-property-investment","category-sponsored-channels","tag-podcast"],"yoast_head":"\nShare your adult finance journey with the kids - 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