Professional Documents
Culture Documents
No Money Down Property Millionaire Within 24 Months Work Book
No Money Down Property Millionaire Within 24 Months Work Book
By Marco Robinson
Advanced Property Course
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://www.globalpropertyguide.com/real-estatehouse-prices/S
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
10
http://YouTube.com/MarcoRobinsonAuthor
11
http://YouTube.com/MarcoRobinsonAuthor
12
http://YouTube.com/MarcoRobinsonAuthor
13
http://YouTube.com/MarcoRobinsonAuthor
14
http://YouTube.com/MarcoRobinsonAuthor
15
Housing Affordability
Singapore
http://YouTube.com/MarcoRobinsonAuthor
16
Housing Affordability
Malaysia
http://YouTube.com/MarcoRobinsonAuthor
17
Housing Affordability
United States
http://YouTube.com/MarcoRobinsonAuthor
18
Housing Affordability
United Kingdom
http://www.globalpropertyguide.com/ho
use-prices-indices/House-price-changesyear-to-end-Q2-2011
http://YouTube.com/MarcoRobinsonAuthor
19
http://YouTube.com/MarcoRobinsonAuthor
20
http://YouTube.com/MarcoRobinsonAuthor
21
http://YouTube.com/MarcoRobinsonAuthor
22
http://YouTube.com/MarcoRobinsonAuthor
23
http://YouTube.com/MarcoRobinsonAuthor
24
http://YouTube.com/MarcoRobinsonAuthor
25
Country Investment
Ratings
http://YouTube.com/MarcoRobinsonAuthor
26
27
http://YouTube.com/MarcoRobinsonAuthor
28
http://YouTube.com/MarcoRobinsonAuthor
29
http://YouTube.com/MarcoRobinsonAuthor
30
http://YouTube.com/MarcoRobinsonAuthor
31
http://YouTube.com/MarcoRobinsonAuthor
32
http://YouTube.com/MarcoRobinsonAuthor
33
http://YouTube.com/MarcoRobinsonAuthor
34
http://YouTube.com/MarcoRobinsonAuthor
35
http://YouTube.com/MarcoRobinsonAuthor
36
http://YouTube.com/MarcoRobinsonAuthor
37
The 8 Principals of
Essential Mastery
http://YouTube.com/MarcoRobinsonAuthor
38
http://YouTube.com/MarcoRobinsonAuthor
39
http://YouTube.com/MarcoRobinsonAuthor
40
2. NET WORTH
http://YouTube.com/MarcoRobinsonAuthor
41
2. Assets or Debt?
What are your assets? (things
you own that appreciate)
What are your liabilities? (things
that you own that depreciate)
What is your income? (list all
sources)
What are your outgoings?
(loans, mortgage, etc)
42
http://YouTube.com/MarcoRobinsonAuthor
42
http://YouTube.com/MarcoRobinsonAuthor
43
____________________________
HOW MUCH CASH CAN YOU STILL USE: (total cash
minus emergency fund):
____________________________
http://YouTube.com/MarcoRobinsonAuthor
44
45
http://YouTube.com/MarcoRobinsonAuthor
46
http://YouTube.com/MarcoRobinsonAuthor
47
http://YouTube.com/MarcoRobinsonAuthor
48
4. Leverage!
How can you gear DOWN your
negative liabilities?
How can you gear UP your
Assets?
What are your and your
stakeholders net income per
month?
What mortgage sum can you
borrow from the bank if the
mortgage payment can only be 40
to 70% of your net income per
month?
How can you BORROW more?
http://YouTube.com/MarcoRobinsonAuthor
49
http://YouTube.com/MarcoRobinsonAuthor
50
http://YouTube.com/MarcoRobinsonAuthor
51
Continued..
WHAT PROPERTIES CAN YOU BUY WITH YOUR
BORROWING POWER AND WHAT YIELD DO YOU
NEED TO PAY FOR ALL OF YOUR CURRENT
LIVING EXPENSES?
_____________________________________________
__________
_____________________________________________
__________
_____________________________________________
__________
_____________________________________________
__________
_____________________________________________
__________
_____________________________________________
__________
_____________________________________________
__________
http://YouTube.com/MarcoRobinsonAuthor
52
53
http://YouTube.com/MarcoRobinsonAuthor
54
55
6. Investment Criteria
http://YouTube.com/MarcoRobinsonAuthor
56
7. Know your
research!!!!!!!!!
http://YouTube.com/MarcoRobinsonAuthor
57
7. Do your research.
http://YouTube.com/MarcoRobinsonAuthor
58
ACTION WITHOUT
VISION IS A
NIGHTMARE
59
100:10:3:1 rule?
Finding your target properties, what strategies? word
of mouth, newspaper, networking, trade shows,
agents, private investigations, condo management,
banks, auctions?
Meet vendor directly or agents?
Make offer on property verbal or written or through
third parties?
Get valuation, when from who?
Deposit strategy? bridge to own, loan, friend, proxy,
mark up?
Tenant strategy?
Loan strategy? personal or leveraged?
Wholesale purchase, private purchase?
Renovation strategy?
Legal Strategy?
http://YouTube.com/MarcoRobinsonAuthor
60
Essential Calculations
http://YouTube.com/MarcoRobinsonAuthor
61
PROPERTY
ASSUMPTION
Purchase Price
Monthly Rent
Annual Rent
Valuation
Deposit
Loan (90%)
Loan Term
Mortgage
Renovation Cost
Capital Appreciation
http://YouTube.com/MarcoRobinsonAuthor
: $500,000
: $3,000
: $36,000
: $600,000
: $50,000
: $450,000
: 25 years
: $2,500
: $25,000
: 15%
62
Simple Yield
Annual rental gross income
----------------------------------- X
100
purchase price
e.g:
$36,000
------------------ X 100
$500,000
= 7.2%
http://YouTube.com/MarcoRobinsonAuthor
63
Gross Yield
(1st year) Value + rental annual income purchase price
-------------------------------------------------------------- X100
purchase price
e.g:
$500,000
$600,000 + $36,000
---------------------------------------
------- X 100
$500,000
= 27.2%
http://YouTube.com/MarcoRobinsonAuthor
64
(following years)
Value + annual rental income - loan
balance
--------------------------------------------------- X
100
loan balance
e.g:
$690,000 + $36,000
$450,000
---------------------------------------------X 100
$450,000
= 61.3%
http://YouTube.com/MarcoRobinsonAuthor
65
e.g:
$36,000
--------------- X 100
$50,000
= 72%
http://YouTube.com/MarcoRobinsonAuthor
66
e.g:
$6,000
------------- X 100
$50,000
= 12%
http://YouTube.com/MarcoRobinsonAuthor
67
Net Yield
Residual Annual Rent (less costs) + Asset
Appreciation
--------------------------------------------------------------X 100
purchase price or loan balance for subsequent
years
e.g:
$6,000 + $90,000
--------------------------- X 100
$450,000
= 21.3%
http://YouTube.com/MarcoRobinsonAuthor
68
Renovation Yield
Revaluation difference Renovation Costs
-------------------------------------------------- X
100
purchase price
e.g:
$90,000 $25,000
------------------------------- X 100
$500,000
= 13%
http://YouTube.com/MarcoRobinsonAuthor
69
Money Management
http://YouTube.com/MarcoRobinsonAuthor
70
http://YouTube.com/MarcoRobinsonAuthor
71
FEEDBACK
AUTO-HYPNOSIS
HYPNOPOMPIC
NO
CHANGE
IMPACT
EXECUTION
AWARENESS
SHIFT
HYPERDRIVE
A-HA!!!
PSYCOPONICS
REALIZATION
SUPPORT
MENTORING
http://YouTube.com/MarcoRobinsonAuthor
72
NEUTRAL GEAR
cannot integrate, will defend own paradigm,
will not even try to invest.
HYPNOPOMPIC
http://YouTube.com/MarcoRobinsonAuthor
73
http://YouTube.com/MarcoRobinsonAuthor
74
http://YouTube.com/MarcoRobinsonAuthor
75
Consistent Cash-flow?
Capital Appreciation?
Tax Incentives?
Diversification?
Short or Long term?
High Deposit or Nothing Down?
http://YouTube.com/MarcoRobinsonAuthor
76
Terrace
Semi-D
Town House
Detached
Bungalow
Linked
Apartments
Condo
Penthouse (Low cost not a good match)
Shoplot
Office space
Service apartments (short term let)
Condotel (mixed use)
http://YouTube.com/MarcoRobinsonAuthor
77
NO BETTER LEVERAGE
You can buy 10 times more
property than stock with the
same investment
E.G. Prop $300,000
Initial Investment $30,000
Leverage $270,000
STOCK $30,000
Initial investment $30,000
Leverage 0 (or $30,000 IF margin call)
http://YouTube.com/MarcoRobinsonAuthor
78
http://YouTube.com/MarcoRobinsonAuthor
79
http://YouTube.com/MarcoRobinsonAuthor
80
Protect profits
Add to portfolio
on price dips
Real
Estate
Buying from
motivated sellers
Cycle
Business
Cycle
Commercial
property
Developer free
wholesale
Sell bonds
harvest gains
within 10 years
(macro cycle) Copyright 2012, Marco
http://YouTube.com/MarcoRobinsonAuthor
Robinson Publishing
81
http://YouTube.com/MarcoRobinsonAuthor
82
1. PROPERTY CYCLES
Every market has one, huge growth can happen for several years,
however the next cycle after this growth is different and wont be in
property but shares and business.
RESEARCH all areas for historical capital growth, KNOW what people
are looking for.
http://YouTube.com/MarcoRobinsonAuthor
83
1. PROPERTY CYCLES
The ULTIMATE ENTRY OPPORTUNITY Stage
At this point the market has corrected, the stock market has
previously declined, but now is making ground again after a
long decline (could be 6 months to 12 months after the
market crash).
You are now at the beginning of another cycle, the beginning
phase is when the market starts picking up slowly after a
long decline. Prices start rising slowly, you must see this
pattern as most people fail to spot this opportunity.
In SUMMARY, the MINDSET at this stage is;
I can CAPTURE my profit NOW before the market BOOMS!. I
have nothing to lose and everything to gain
http://YouTube.com/MarcoRobinsonAuthor
84
1. PROPERTY CYCLES
The ACCELERATED GROWTH PHASE (BOOM!)
Investors are now confident as they can SEE the market rising,
they can SEE house prices rising, they can SEE OTHER
PEOPLE BUYING!
In this second stage you can still capture great growth in
properties but you have to be positioned financially to take
advantage of this cycle and have you borrowing power
maximised as this could only last 12 months to two years at
the most.
In SUMMARY the mindset at this stage is;
I have seen the SAVVY investors already make money. I am
going to FOLLOW the rich and make some good money
still
http://YouTube.com/MarcoRobinsonAuthor
85
1. PROPERTY CYCLES
The PEAK PHASE (Ceiling price END OF CYCLE)
This is the most common phase for inexperienced Investors to
enter the market.
The people with the weakest mindsets, the most afraid are
FOLLOWING THE HERD mentality, thinking if they dont act
now, they will lose out!
It almost always results in people waiting double or triple the
time to make a profit on their property while the savvy
investors have already made their money by entering the
market in the beginning!
In Summary this MINDSET is focused on;
I will lose so much IF I dont buy now! instead of WHAT THEY
WILL GAIN
http://YouTube.com/MarcoRobinsonAuthor
86
1. PROPERTY CYCLES
The CORRECTION PHASE
This is when PRICES drop! And people that bought at the end of the cycle feel
trapped. Many try and SELL as the prices keep dropping, to stop them losing
more money at near the end of the correction phase.
This correction can last years just like it is doing the USA right now.
The correction phase is a major part of the property cycle, and remember
SAVVY Investors have already SOLD or REMORTGAGED their properties to
capture the profit and have positioned themselves perfectly in order to buy
BMV properties in the correction cycle.
Summary mindset for people that bought at peak cycle;
Oh MY GOSH! I will never do that again, I will never buy property, I have
lost so much money!
Summary mindset for people that entered at the beginning of the cycle;
I have captured my profit and I am ready to now buy BMV property and
retire from my job as I have now guaranteed myself financial freedom
http://YouTube.com/MarcoRobinsonAuthor
87
2. FINANCING
STRATEGIES
http://YouTube.com/MarcoRobinsonAuthor
88
2. FINANCING
STRATEGIES
a) Remortgage
Remortgage your existing property (if
you have a private property with
equity) in the peak cycle (where you
gain the most equity
http://YouTube.com/MarcoRobinsonAuthor
89
2. FINANCING
STRATEGIES
b) Sell
Sell your existing property IF the
existing cashflow from the rental
yield is non-performing OR if you
cant remortgage (for example HDB)
http://YouTube.com/MarcoRobinsonAuthor
90
2. FINANCING
STRATEGIES
c) Cash Out
Use ANY fixed deposit OR Share
Holdings to purchase BMV
properties & surrender ALL
insurance policies and only get term
life/medical. (Cash out shares in
protect profit cycles)
Note on Fixed Deposits: Make sure
you have an emergency fund. 3 to 6
months salary.
http://YouTube.com/MarcoRobinsonAuthor
91
2. FINANCING
STRATEGIES
d) Bridging Loan
Sometimes you have no choice
than to obtain an UNSECURED
loan to bridge a BUY. This can be
credit card/personal
loan/friend/relative.
http://YouTube.com/MarcoRobinsonAuthor
92
2. FINANCING
STRATEGIES
e) Purge
Sell everything that you have not
used for at least six months in car
boot sale, friends, or ebay.
(This strategy can raise a deposit)
http://YouTube.com/MarcoRobinsonAuthor
93
2. FINANCING
STRATEGIES
f) Vendor
Finance
(Negotiation)
In desperate times sellers are
willing to split the deposit or
whole cost of a property over a
period of monthly installments,
that is possible for you to afford.
http://YouTube.com/MarcoRobinsonAuthor
94
2. FINANCING
STRATEGIES
g) Share
It is better to have 25% of
something than 100% of
nothing. If you cannot use the
previous 6 strategies, this is a
MUST option.
95
2. FINANCING
STRATEGIES
h) Trustee
No money, no honey, however
there is always a way. Consider
being a trustee for an investor,
take a share of the property.
Investors NEED trustees to extend
mortgages and credit!
Note: Attend EVERY investor event
you can and build rapport.
http://YouTube.com/MarcoRobinsonAuthor
96
3. COMPOUND
GROW
& Positively GEAR!
http://YouTube.com/MarcoRobinsonAuthor
97
http://YouTube.com/MarcoRobinsonAuthor
98
http://YouTube.com/MarcoRobinsonAuthor
99
STRUCTURE PLAN
KEY ELEMENTS TO LOOK OUT
1. Residential
2. Commercial
3. Industry
4. Environment
5. Community Centres
6. Landuse
7. Infrastructures / Utilities / Public
Transport
8. Infrastructures / Utilities / Education
9. Infrastructures / Utilities / Facilities
http://YouTube.com/MarcoRobinsonAuthor
DEVELOPMENT / PLANNING
ANNOUNCEMENTS
WHAT IS IT?
It is an announcement made by the the local
authority informing the public on the
proposed development that is going to take
place in an area
DEVELOPMENT / PLANNING
ANNOUNCEMENTS
Newspapers and
& Local authorities
http://YouTube.com/MarcoRobinsonAuthor
DEVELOPMENT / PLANNING
ANNOUNCEMENTS
http://YouTube.com/MarcoRobinsonAuthor
3. Positively GEAR!
Determine if you have any negative
investments NOW.
Eliminate any negative investment
such as non-performing insurance
policies, shares, assets or loans you
dont need.
http://YouTube.com/MarcoRobinsonAuthor
3. Positively GEAR!
Establish NET WORTH.
Establish if POSITIVE or NEGATIVE
and identify what is making it
positive or negative.
Eliminate negative positions.
http://YouTube.com/MarcoRobinsonAuthor
3. Positively GEAR!
Get your HOME valued
immediately.
Use the equity to borrow more
money ONLY for positive cashflow
properties that exceed your loan
interest rate by at least
6%.(properties in correct cycle)
This brings in EXTRA Cashflow! And
makes you cash rich!
http://YouTube.com/MarcoRobinsonAuthor
3. Positively GEAR!
Sell any NEGATIVE cashflow properties
that have minus yields from tenants
and have no equity in the right cycle.
A non-performing property is defined
as a property that performs badly in
every cycle.
http://YouTube.com/MarcoRobinsonAuthor
3. Positively GEAR!
Portfolio Positioning;
At all times your portfolio must be
giving you a positive cashflow that
is enough for you to live your
existing lifestyle, meaning you
dont have to go back to work.
If you want a better lifestyle you
must first determine what lifestyle
you want and what that is going to
cost you and re-gear your portfolio
accordingly.
http://YouTube.com/MarcoRobinsonAuthor
3. Positively GEAR!
Property Positioning;
All property purchases must fulfill
the 8 disciplines of property
investment to sustain compound
growth
http://YouTube.com/MarcoRobinsonAuthor
4. Negotiation
http://YouTube.com/MarcoRobinsonAuthor
4. Negotiation
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
NEGOTIATION is ESSENTIAL to
acquire the best deal for BOTH
PARTIES!!!
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
FIND MOTIVATED
SELLERS
Ask Brokers.
Analyze advertisements (how
long).
Advertise for them!
Use your relationship leverage;
1.
2.
3.
Bankers, Bank/Manager
Collection officers in bank
Lawyers, not just your own.
Survey areas.
http://YouTube.com/MarcoRobinsonAuthor
Over committed
Properties not giving them growth or income
Need to pay for childs education
Loss of income, retirement, sickness, jobless
Bad leverage, no exit strategy for them
DIVORCE or BAD Relationship
Migration
Need Bigger House
Estate under dispute
Multiple repairs needed
Bad neighbors!
http://YouTube.com/MarcoRobinsonAuthor
DETERMINE YOUR
RESOURCES
How much can you borrow comfortably?
Assess your credit rating through your bank
http://YouTube.com/MarcoRobinsonAuthor
ADDITIONAL FACTORS
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
Highest Point
View
Space
Access to amenities
Renovated
Privacy
Security
Freehold/Leasehold/Reserve
Neighborhood
Occupancy rate
Developers track record
Physical Characteristics
Homeliness
In tech
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
What City?
Tourist Location?
Business Location?
Residential Location?
Potential Growth?
Demand, Population, jobs, desirability, what growth is
happening but most importantly WHY?
Property TAX?
Different area = different tax implications make sure your
financial analysis reflects these numbers
Areas of interest (creates broader rental market)
Transportation ( be CLOSE to as many forms of transport!)
Amenities (Schools, shopping, parks)
http://YouTube.com/MarcoRobinsonAuthor
THREE TYPES OF
PROPERTY BUYER
1. Retail Uneducated, buy the
package.
2. Partial Know they have to invest,
but dont have educated eyes yet.
3. Astute Educated eyes, in total
control, are GEARED in investment
and positively gearing their portfolio
allocations
http://YouTube.com/MarcoRobinsonAuthor
TIMING STRATEGIES
Ready mades Add value
Stressed developers
Land Bank and develop small
blocks
Buy wholesale at DEEP discounts
Off the plan in fast rising markets
and sell for profit
Financing Refinance in rising
markets to get equity OR fix
loans/variable
http://YouTube.com/MarcoRobinsonAuthor
Borrowing costs
Interest payments
Water rates
Property Management
Advertising fees
Stamp Duty
Settlement costs
http://YouTube.com/MarcoRobinsonAuthor
YOU CANT
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
BUYING RIGHT
Think of your own database when you buyand how to
leverage from them.
DEAL DIRECTLY WITH THE VENDOR AT EVERY OPPORTUNITY.
Make written offers for 80% of the price, DONT WORRY IF THEY
ARE DECLINED.
ASK FOR RIGHT TO SHOW HOUSE BEFORE SETTLEMENT TO
DATABASE IN PRIVACY (strategy for wholesale buying and
selling) within 24 hours notice
92% of current value, get database to make offers
http://YouTube.com/MarcoRobinsonAuthor
WHOLESALE BUY
Replace your salary wholesale buying 2 to 3 properties
a year
USE advertising to attracte.g
MOTIVATED SALE
(Suburb) Owner must sell
92% of market value
Owner needs very quick sale
Please call ..
Think like an entrepreneur!
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
LAND CONVERSION
KNOW THE TOWN PLANNING, EIA and
TIA
If your proposed land conversion FITS
with TOWN PLANNING REQUIREMENTS,
you convert very quickly and finance the
whole development.
E.G. Country Heights
Good Negative Gearing Strategy, but to
reduce risk do youre your research
before you buy!!!
http://YouTube.com/MarcoRobinsonAuthor
RESIDENTIAL INTO
COMMERCIAL
Prime Example, Jalan Maarof,
Malaysia.
Residential bungalows sell for RM
1,200,000
Once converted into commercial,
fetching RM 4,500,000!
http://YouTube.com/MarcoRobinsonAuthor
RENT TO OWN?
Buy property with tenant in mind,
option sell the property to them,
they pay you a non refundable
deposit, in return, you fix the
price and discount their deposit
from purchase price
FURNISH IT NICELY
Filter callers
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
CONSIDER BROKER
INCENTIVES
If you are time poor, consider
incentives for your agents and
brokers to find you the target
property.
Make sure you give them all your
criteria first, so they are targeted
and focused on your needs as an
investor.
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
COMMON MISTAKES
tenant/buyers
Insufficient deposit not making sure
you state it is non-refundable in the
S+P agreement.
Not working to increase monthly
cashflow by constructing rental income
to favour you
Not SELLING house at slight discount
Allowing your tenant/buyer to make
rules
Entering agreements w/out checking if
tenant can pay
NOT GETTING THE PROPERTY VALUED!
http://YouTube.com/MarcoRobinsonAuthor
Why are you still working with people who are not wealthy!
http://YouTube.com/MarcoRobinsonAuthor
POSITIVE OR NEGATIVE?
High Growth mostly gives low
rental so NEGATIVE gearing
means you must contribute to the
payments after rental income.
http://YouTube.com/MarcoRobinsonAuthor
POSITIVE OR NEGATIVE?
Residential assets go where
there is a shortage of
accommodation.
Can be LOW yield as long as
income consistent. USE YOUR
RESEARCH.
Use POSITIVE gear properties to
fund your hi growth negative
gearing properties
http://YouTube.com/MarcoRobinsonAuthor
POSITIVE OR NEGATIVE
Anything under $100 EXTRA a week
not worth it!, takes up too much
borrowing power.
GEAR SMART, use it to cash-flow
your whole portfolio and mix it,
dont do all Negative, dont do all
Positive!
http://YouTube.com/MarcoRobinsonAuthor
POSITIVE GEARING,
EXAMPLE
$150,000 purchase, 6% cost, to borrow
= $9,000 per year before other costs
Rental return of $350 per week
= $16,800
Annual income $7,800. Use this income to
service borrowings on your capital growth
portfolio
NEGOTIATE and offer tenant 5 year lease and
guarantee you wont sell house.
TENANT HAS CERTAINTY! WIN/WIN, low capital
growth but excellent income producer!
http://YouTube.com/MarcoRobinsonAuthor
EXAMPLE OF NEGATIVE
GEAR
Bukit Timah, Singapore.
SGD$ 4,200,000 purchase
Annual growth 10% = $ 420,000
Rental income 2% = $ 8,400 (monthly)
Cost of borrowing = 2.5% = $ 10,500
(monthly)
Negative geared by = $ 2,100 pm
Annual return = 12% compound
Converting into commercial property
will take value to $ 8,500,000.
http://YouTube.com/MarcoRobinsonAuthor
INSURANCE!
Every time you positive gear, create more surety
and protect against tenant misuse. BUILDING
CONTENT insurance, inc. appliances, water heater,
etc.
Also purchase landlord insurance
Protect yourself, against income, disability,
accident and loss of life
THIS REDUCES OVERALL COST AND RISK
GET YOUR AGREEMENT WITH TENANT OPTIMISED!
http://YouTube.com/MarcoRobinsonAuthor
ESSENTIAL
TENANT
STRATEGIES
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
Be prepared to
Rejuvenate
Paint job can transform and
fairly inexpensive
Tidy outside
Floor
Front entrance
Doors, wardrobe space, handles,
etc.
http://YouTube.com/MarcoRobinsonAuthor
ALREADY OCCUPYING
It is OK to buy with tenant
occupying, make a new deal with
them to achieve certainty OR if
you KNOW is bad tenant, make
sure they are out of the house
before you buy it!
And before you buy it CONSIDER
finding a tenant, that way you can
test the market!!!
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
50% tenant
30% tax
20% you
http://YouTube.com/MarcoRobinsonAuthor
EXIT STRATEGIES!
You must have protection for ANY
downward spiral. Your EXIT
strategies are just as important as
your ENTRY ones.
Be very aware which IF your
properties are fulfilling their
purpose: Growth and/or Income.
If not take action.
http://YouTube.com/MarcoRobinsonAuthor
NON-PERFORMING
ASSETS
DO something with it.
Gear DOWN pay down your loan so that it
becomes CASH-FLOW positive. Use extra
income to buy other assets.
OR add value to get it moving (rejuvenate), if
wrong location consider selling
OR if in city, consider transforming into short
term, fully furnished, rental unit, like service
appt, work out how many nights you can
break even on
OR Let out rooms and make it a low cost
SHARED accommodation unit.
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
Condo
No Land, governed by group, maintenance fee makes easier to
manage, little control of monthly fees, strict rules
Commercial
Rented by businesses, tenants more sophisticated, pay high
rent, large, complicated contracts, expertise, long term leases,
needs different approach and experience to residential market
http://YouTube.com/MarcoRobinsonAuthor
1.
2.
3.
4.
5.
Never assume!
Macro Perspectives
Structure Plan - Strategic planning framework for
development and land use in line with national and
regional policy.
Local Plan More detailed policies and proposals of
local plans and decisions on planning applications.
Environmental Impact Assessment (EIA) gives an
overview of environmental issues at your location.
Traffic Impact Assessment (TIA) indicates traffic
situation in area, proposes solutions to traffic
sometimes through building additional infrastructure.
Newspaper, Magazines, media on latest
developments in the area.
http://YouTube.com/MarcoRobinsonAuthor
MICRO PERSPECTIVES
1. Physical Structure
Paint
Electrical Wiring
Roofing
Plumbing
Property Age
Basements
Foundation
Insulation
Termites!
Property Shape (Feng Shui)
http://YouTube.com/MarcoRobinsonAuthor
MICRO PERSPECTIVES
2. By Laws
Land Title
Building Title
Trust Deed
Charge on Land and/or building
Strata Title (such as apartments, each unit
having its own title. Malaysia can create
challenges for this
http://YouTube.com/MarcoRobinsonAuthor
Purchase Price
True Market Value
Closing Cost
Rental Income
Renovation Cost
Vacancy Rates
Internal rate of return
Expected capital GROWTH rate
Expected Inflation of rents and expenses (Often ignored)
Mortgage Interest Rate (variable or fixed)
Mortgage Structure (interest only or principal and interest)
Property management fees
Property taxes
Maintenance
Repairs
Mortgage Application Fess
Your income level
Prevailing Tax rate!
http://YouTube.com/MarcoRobinsonAuthor
Determine How to
Finance
Mortgage (First Mortgage)
Common and easy to use, bank, mortgage broker,
or now online. On Conforming properties (1-4 units
that meet criteria) are available up to 80% of value,
so need 20% from alternative source
Down Payment
Higher, more chance of better approved mortgage
(could anyone help you?)
Seller Financing
Can significantly reduce amount of money you need,
the seller CAN finance all or most of down
payment!!! (Contract for deed = no money down)
mortgage rate can go up if small deposit
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
CREATIVITY CAN
BLOSSOM
http://YouTube.com/MarcoRobinsonAuthor
Creative outside
financing
1.
2.
3.
4.
5.
6.
7.
8.
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
APPENDIX A:
CASE STUDY EXAMPLES
TO ASSIST FINANCIAL
FREEDOM
CALCULATIONS:
http://YouTube.com/MarcoRobinsonAuthor
SINGAPORE (growth)
Caspian January 2009
Purchase price
:S$550,000
Flip Price
:S$880,000 (April)
10% deposit: S$ 55,000 (unsecured loan)
PROFIT: S$ 330,000 in 25 MONTHS!!!!
http://YouTube.com/MarcoRobinsonAuthor
:-
S$
CHINA
Changping, Dongguan,
China
NEW Purchase price
28,600
Rental Yield
12%
:- SGD$
http://YouTube.com/MarcoRobinsonAuthor
USA
Cleveland, Ohio, USA
BMV
75%++++++++
fully renovated & modernized and
with tenant guaranteed for 3 years
5 bedrooms/ 2 bathrooms, detached property
14,000sq. ft lot size
USD$
http://YouTube.com/MarcoRobinsonAuthor
CASE STUDIES
Apartments
Type of investment - Student
Accommodation
Benefits Investing Student
Accommodation
Can lease based on per head
Demand is always there as long as the
higher learning institution is located with
the vicinity
Rental is collected throughout the year
http://YouTube.com/MarcoRobinsonAuthor
MALAYSIA
Apartments - Cyberjaya
Owner Asking
RM225,000
Bank Value
RM260,000
Financing
-RM234,500
:-
:-
90%
Profit
9,500 (tax free)
:-
RM
:-
CASE STUDIES
Apartments
Case Study - Studio Apartment
Bukit OUG
Purpose - Rental to Young Executives
working in KL
Situation:- Owner owns to many houses,
debt to higher, wants cash to
solve
immediate
problem
(Needed cash for operation).
Received the keys to the
house 7 months before the we
bought. It has been on the
market for almost 6 months.
We were the second buyer to
look at it. Not been occupied
before
http://YouTube.com/MarcoRobinsonAuthor
MALAYSIA
Apartments
Owner Asking
:-
RM85,000
Developer Price
:-
RM126,000
Market Price
:-
RM101,500
Financing
:-
90% -RM91,350
:-
RM3300
Profit
:-
Monthly Installment :-
RM 560
Monthly Rental
RM 1,150
:-
http://YouTube.com/MarcoRobinsonAuthor
APPENDIX B:
FINANCIAL FREEDOM
CALCULATION SHEETS:
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
________________________________
BY REMORTGAGING OR SELLING YOUR EXISTING PRIVATE
PROPERTY OR HDB HOW MUCH CASH CAN YOU GENERATE?:
(60% LTV)
____________________________
WHAT IS YOUR NEW CASH AMOUNT YOU HAVE TO USE
INCLUDING BORROWING? (net worth cash +
remortgage/house sale):
____________________________
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
Continued..
WHAT PROPERTIES CAN YOU BUY WITH
YOUR BORROWING POWER AND WHAT
YIELD DO YOU NEED TO PAY FOR ALL OF
YOUR CURRENT LIVING EXPENSES?
__________________________________________
_____________
__________________________________________
_____________
__________________________________________
_____________
__________________________________________
_____________
__________________________________________
_____________
__________________________________________
_____________
__________________________________________
_____________
http://YouTube.com/MarcoRobinsonAuthor
APPENDIX C:
MENTORING LINKS &
VIDEOS:
188
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
APPENDIX D:
USEFUL WEBSITES:
http://YouTube.com/MarcoRobinsonAuthor
http://YouTube.com/MarcoRobinsonAuthor
www.walkscore.com
http://YouTube.com/MarcoRobinsonAuthor
Courtesy of : www.hsdent.com
Contact Us
__________
Director Of Events
Lyn Wahid
lyn@marcorobinson.com
Head of Affiliate Programs
Malvindran Ganesh
malvindran@marcorobinson.com
Group Accountant
Mark Graham
mark@marcorobinson.com
Legal Consultant
Raddy Soo
raddy@soo-legal.com