{"id":9648,"date":"2016-10-26T01:00:26","date_gmt":"2016-10-25T14:00:26","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=9648"},"modified":"2016-10-26T01:00:26","modified_gmt":"2016-10-25T14:00:26","slug":"rentvestor-develops-a-portfolio-jane-slack-smith","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/rentvestor-develops-a-portfolio-jane-slack-smith\/","title":{"rendered":"Rentvestor develops a portfolio – Jane Slack-Smith"},"content":{"rendered":"

 
\nA very successful investor and property renovator, Jane Slack-Smith<\/strong> is our feature guest this week. Jane talks about her early memories of growing up in a family of renters. How she initially trained as a mining engineer but started out as a rentvestor and how she built her portfolio.
\n <\/p>\n

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

Kevin:<\/b>\u00a0 Our featured guest this week is Jane Slack-Smith.
\nHi, Jane.
\nJane:<\/b>\u00a0 Hi, Kevin.
\nKevin:<\/b>\u00a0 I want to talk to you about your journey. We\u2019ve spoken to you about many things about investing in property and more recently \u2013 and we\u2019ll talk about it, too \u2013 The Ultimate Guide to Renovation. While we\u2019ll talk about that in our chat, I want to get to know you a little bit better, Jane, and I want to know about your property journey because you came from a background that I wouldn\u2019t have thought would ideally lead you into property.
\nJane:<\/b>\u00a0 Yes, I have had an interesting journey. That\u2019s for sure.
\nKevin:<\/b>\u00a0 Tell me about it. Where did it all start? What was your first property, and how did you get into it?
\nJane:<\/b>\u00a0 I am a farm girl from Dubbo. My father was a farmer and worked on someone\u2019s farm and managed that. Really, my parents were always hard workers and they always rented a farmhouse. It always came with the job.
\nMy mother was a nurse and then became an interior decorator, so we got to see some of the fabulous homesteads and properties around Dubbo, all the way out to Broken Hill and down to Parkes, etc. So we had an opportunity to see these beautiful homes, which always fascinated me and I always thought it would be lovely to be an architect.
\nBut as things were, to go to university and be the first in the family to attend university, I needed a scholarship. I was pretty good at math and science, and to everyone\u2019s extreme shock and horror, I got a scholarship to study mining engineering.
\nKevin:<\/b>\u00a0 How did you fall into that?
\nJane:<\/b>\u00a0 Engineering came up on the math and science background, and I was taught from a very young age that education was a process that allowed you to learn how to learn and then it was up to you how you applied it. So, I wasn\u2019t too caught up on what my degree was going to be; I just knew that the learning mechanism and what I could then apply to future careers was going to be what I could do. I had seen my mother change her career, so I wasn\u2019t afraid of doing that.
\nMy parents always rented, didn\u2019t have their own home, so I\u2019d never had a fear of renting. Later on in life, I became a \u201crentvestor\u201d for ten years. But for me, I was given the opportunity to go to an exclusive boarding school in Sydney and get that education. I could see how the other half lived.
\nEngineering was a skill set that I knew fitted me, but more importantly, I got a scholarship. When they rang up and said, \u201cJane has a scholarship to study mining engineering,\u201d first and foremost, my mum said, \u201cYou\u2019ve got the wrong, Jane Slack-Smith,\u201d and the school counselor said, \u201cNo girls from here do engineering.\u201d It took a bit of convincing.
\nI turned up and studied mining engineering, and that first summer, I became the first female to work underground legally in the New South Wales coal mines and the guys went out on strike. It was an interesting experience.
\nKevin:<\/b>\u00a0 Congratulations on achieving that. Have you been able to use any of the skills you learned through that in what you\u2019re doing now?
\nJane:<\/b>\u00a0 Absolutely. I spent the last ten years of that 18-year career as an explosives expert. I was doing risk assessments every day, and I did a thesis on risk assessments at university. I was looking at the consequences and likelihood of something going wrong and how to minimize that risk.
\nWhen I met my now husband, Todd, 18 years ago, he had seen someone do amazing property portfolio building in New Zealand, where he was from. And his father was a renovator who used to buy, do up the house, sell the house, and then upgrade the home, so he had really seen that in practice.
\nBasically, I then pulled my risk assessment skills together and said, \u201cWell, if I only have $45,000, I need to make sure that this really important nest egg that I\u2019ve saved everything for is going to make me money in the future.\u201d So I was really dedicated to understanding the risks and doing the research.
\nKevin:<\/b>\u00a0 That\u2019s a fascinating story. You mentioned earlier about your parents being full-time renters. They rented all of their lives, I think you said. What were the conversations like around the kitchen table? Did it relate to property at all? Where did you learn your skills?
\nJane:<\/b>\u00a0 No. Investment in property was not something that we ever discussed. Because they were doing it tough, there wasn\u2019t a lot of extra money or savings, either. I can still remember when we did have extra money, I would spend it because that was just the way we did things.
\nI remember at one stage, back in the days of bank cards, my dad saying to my mum, \u201cWe\u2019re going to have to be better at these credit cards. I\u2019m cutting up your bank card.\u201d We went into Grace Brothers in Dubbo, and the lady said, \u201cDo you have your bank card?\u201d My mom said, \u201cNo, I don\u2019t have it with me at the moment but I memorized the number.\u201d
\nKevin:<\/b>\u00a0 Is that right? And she got away with that?
\nJane:<\/b>\u00a0 Yes. It was back in the seventies. Everyone was friends.
\nThey really worked very, very hard and all of the money went into providing us with a great education, and they made sacrifices for us to do that, for which I\u2019m always grateful. But we didn\u2019t grow up talking about how to invest at all, just how to be the best that we could be at what we wanted to work at.
\nKevin:<\/b>\u00a0 That\u2019s a great start in life, too. Tell me about the first property you ever purchased, whether it was for yourself or as an investment.
\nJane:<\/b>\u00a0 Basically, I knew that we needed a methodology to get this right and research was going to be the key. My boyfriend at the time \u2013 he\u2019s now my husband \u2013 Todd, he wanted to buy property, as well,
\nWe were based in Melbourne, so we drew a circle around 10K of CBD Melbourne and we put all of the suburbs on the list. Then we wiped out three-quarters of them because we couldn\u2019t afford them, and then we started doing some research on the suburbs that were left. We came down to Carlton, Fitzroy, and Collingwood.
\nWe did amazing research on those three suburbs. We walked the streets, and we\u2019d go to every open home. For every ten properties that we looked at an open home to buy, we\u2019d go to one that was up for rent because we wanted to see what the competition was like as well, which is still a technique I teach my students today. It really gave you some insight into (a) if you wanted to employ that property manager and (b) what kind of quality of fixtures and fittings people were looking for.
\nWe did all of this research, and within three months, we were within 2% to 3% predicting what the auction prices would be. We\u2019d drive up and down this beautiful street in Carlton and we\u2019d say, \u201cOne day, our end goal is to have a home here.\u201d
\nFortunately, what happened was a lady put two properties up for the one bill of sale but on two separate titles. Instead of saying $400,000 or $450,000, it went for $900,000, $950,000. The property was passed in, but we had the Residex report that showed us some comparable sales. We had the report on the property that said everything was going to fall down tomorrow. And we went in and started negotiating.
\nMeanwhile, some [7:56 inaudible]<\/b> were out there saying, \u201cThese people are too young to buy a property; we\u2019ll put $1,000 on their top bid, and let us have it.\u201d To the credit of the real estate agent, they said no, and we negotiated those first two properties for $975,000.
\nI purchased my side for $425,000 and Todd had his for $450,000, and we did a renovation that cost me $50,000. I got a personal loan of $50,000. And nine months later, that $425,000 property was worth $700,000, so I pulled out equity, moved to Sydney, and did it again, and did it again and did it again. I never used anything more than that first $45,000 to secure property since then.
\nKevin:<\/b>\u00a0 Do you still flip properties, or do you hold them nowadays?
\nJane:<\/b>\u00a0 I never flipped.
\nKevin:<\/b>\u00a0 That first one was a flip, wasn\u2019t it?
\nJane:<\/b>\u00a0 No, I just pulled the equity out.
\nKevin:<\/b>\u00a0 Sorry, I misheard you then. Well done.
\nJane:<\/b>\u00a0 They\u2019re worth maybe $1.5 million or $1.7 million now, those two properties that we purchased for $945,000 11 years ago.
\nKevin:<\/b>\u00a0 That\u2019s a big message \u2013 isn\u2019t it? \u2013 about buy and hold.
\nJane:<\/b>\u00a0 Absolutely. I was reading an article recently about where we bought subsequent properties in Sydney \u2013 Kingsford in the eastern suburbs. When we looked at that area, we could see that Kensington and Randwick and Coogee were all in the $1 million price range. Kingsford, the poor cousin no one wanted to live in, was at $625,000. We went in and negotiated and bought a house there. The median price there is $1.7 million today.
\nThat buy and hold, the growth, and being able to add equity straight away to be able to buy renovation was our technique for all of these properties. Push the rent up to help us pay for the difference between the cost and the income and pull out equity to buy the next property was the strategy the entire period of time.
\nKevin:<\/b>\u00a0 Do you have a mentor? Who guides you?
\nJane:<\/b>\u00a0 Look, I\u2019ve had many mentors over the years. When I started my mortgage broking business, I got a mentor involved then who I still talk to 12 years later, now. But I find that sometimes the learning is right for a person for a couple of years and then I move on to a new mentor, so at the moment, I\u2019m currently working through and interviewing three different people to be my next mentor.
\nI spent a lot of time in the States \u2013 flying backwards and forwards \u2013 to learn how to authentically educate people with really valued content, and that was something that back in 2012 with the Your Property Success education, I wanted to do it right and I couldn\u2019t see anyone doing it in Australia, so I found a mentor overseas to learn that. That satisfied for a couple of years and then I moved on to the next mentor.
\nAs you need things, I think you need to upgrade your skills and upgrade the people who are helping you to achieve your next level of what you want to do.
\nKevin:<\/b>\u00a0 Yes, a good mentor or a good coach will tell you the first thing they should want to do is to have their client outgrow them, really. It doesn\u2019t mean that the mentor or the coach is deficient; it just means that you\u2019ve grown, basically.
\nJane:<\/b>\u00a0 Absolutely. They\u2019ve done their job.
\nI mentor a very small number of people each year, and I tell them, \u201cIf you come back for the following year, it means that I haven\u2019t done my job.\u201d
\nKevin:<\/b>\u00a0 That\u2019s very true.
\nJane:<\/b>\u00a0 I think that it\u2019s always important. I was very happy in a corporate role in the mining industry making lots of remember, but I remember I was sitting on the mine site somewhere between Mount Isa and Moranbah \u2013 I think I\u2019ve been to every mine site in Australia \u2013 and we were waiting for a blast to go off.
\nThese guys were saying to me, \u201cHow do you have so many properties?\u201d I\u2019m like, \u201cWe\u2019re on the same income; how don\u2019t you?\u201d So I started teaching them the methodology of doing the research. It was at that point that I turned around and thought, \u201cI really wanted to be able to help people buy properties, but I don\u2019t want to be a real estate agent. I want to teach them what to do.\u201d
\nBack then, in 2005, financial planners couldn\u2019t help and mortgage brokers were the only ones who could actually legally get professionally indemnity insurance to protect their own assets and talk about property. I\u2019ve always been a bit of a different mortgage broker because, for me, it\u2019s about the property rather than the loan and understanding what the goals for the people are. Hence, that\u2019s why the education came along in supporting that journey for them.
\nKevin:<\/b>\u00a0 It\u2019s a bit like \u201cGive them a fish, you\u2019ll feed them for a day; give them a fishing rod and you\u2019ll feed them for life.\u201d Isn\u2019t it?
\nJane:<\/b>\u00a0 Absolutely. I\u2019m a big believer in that, and that\u2019s how I\u2019ve always educated myself, as well.
\nKevin:<\/b>\u00a0 It\u2019s great to be coaching someone or working with someone and then all of a sudden, you see the penny drop and they understand about gearing. That\u2019s really what it\u2019s all about, isn\u2019t it?
\nJane:<\/b>\u00a0 Absolutely. And I still go to courses. I see people stand up there and go, \u201cI\u2019m going to give you the one tip that\u2019s going to make your investment in this course successful for you,\u201d and they\u2019ll talk to something about a tax variation, and you\u2019re like, \u201cWhat?\u201d Then you realize people don\u2019t know about the fact that they don\u2019t have to wait to be into the financial year to get their tax refund on their property investments; they could get it every paycheck.
\nThere are a lot of little things that you know that you kind of forget that you know, but when you share those with people and you see that \u201cOh my gosh, I don\u2019t have to sell my home to pull out equity to buy an investment property,\u201d that kind of \u201ca-ha\u201d moment, I live for those.
\nKevin:<\/b>\u00a0 You have so much to offer, Jane, and I always love talking to you. Just before I let you go, I want to ask you because The Ultimate Guide to Renovation is open. It opened a couple of days ago. Tell me what we can expect to see inside of that.
\nJane:<\/b>\u00a0 This is the complete culmination flagship of everything I\u2019ve learned over the last 15 years of researching about properties. Unlike traditional renovation courses, it\u2019s not all \u201cHammer and nails\u201d and \u201cLet\u2019s get in and paint.\u201d
\nIt\u2019s a 12-week online course \u2013 all video-based and downloadable. We work through the goals and the finance, but the first six modules are all about the importance of the location, because we know that unless people buy in the right place, there\u2019s no point in renovating because you may not make money.
\nWe\u2019ve listened to our community over the last four years that we\u2019ve offered this flagship course and the enrolment is twice a year. They\u2019ve said, \u201cIt\u2019s too hard going to 30 different websites and grabbing all of the information you tell us to do.\u201d So I\u2019m really proud to say we\u2019ve just finalized software that we did for our students that allows them to analyze properties by putting in certain criteria and out comes all of the data for the properties across Australia. We\u2019re always perfecting.
\nJust the private Facebook group, there are hundreds of people in there, the support they give each other, sharing costs on doing deals, putting up properties, and asking questions, it\u2019s just an amazingly supportive group, and I\u2019m really proud of having created it and being part of it. It\u2019s something I\u2019m really proud of.
\nKevin:<\/b>\u00a0 Here we are. The enrolments have opened up a great opportunity for you. Use the link on the home page at Real Estate Talk. That\u2019ll take you straight. You can get all of the details there and you\u2019ll see exactly what Jane has been talking about.
\nJane, before I let you go, the bottom line: where do you see property investors go wrong?
\nJane:<\/b>\u00a0 I think it\u2019s not educating themselves upfront. Often, it\u2019s being simplistic with their purchases. \u201cThe property around the corner came up for sale, so I bought it,\u201d or someone said that it\u2019s really great to buy in a certain area so they believed that without understanding the research. I always look for multiple pieces of information from multiple parties to establish where to buy.
\nI have a very large property portfolio today that goes up by over $1 million last year while I was sleeping. I know that people can achieve that. I wrote that book \u2013 Two Properties, One Renovation, $1 Million in the Bank<\/i> \u2013 because I know with just two well-placed properties, people can have that degree of freedom.
\nUnderstanding the importance of the location and the research, gathering information from as many areas as you can, and listening to podcasts like yours \u2013 I\u2019ve been listening to your podcast for years \u2013 and you always pick up something, and that quest of always learning and applying that, I think, is probably where people can go right with property investing.
\nKevin:<\/b>\u00a0 Better look at where they go right because there are so many lessons we can learn from that.
\nJane, I want to thank you so much. Congratulations on what you\u2019re doing with The Ultimate Guide to Renovation \u2013 a reminder to click on that link on the home page at Real Estate Talk and all of the details are there for you \u2013 and also, all of your work through Your Property Success, too.
\nJane Slack-Smith has been my special guest on the show. Thank you for your time, Jane.
\nJane:<\/b>\u00a0 Thank you.<\/p>\n","protected":false},"excerpt":{"rendered":"

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