Q&A Mentor Call April 2022

Hello, hello. We will get going in just a few moments. Welcome to everyone who is joining live today. Very, very exciting and I look forward to sharing lots of interesting things with you today. So yeah, let's just click it off. If you're there, please let me know so well, we can get underway. So hello and welcome to the April 2022, you, Property Success Club monthly call. And it's so nice to have people with us live and it's great to have people watching this on replay, which I know most people do. Now. It has been a big month. Lots of information has been coming through and you know, we've got an election that's been announced, we've got inflation stats out, we've got, gosh, interest rate talk about it going up as well. We've got a war in Ukraine. There is so much going on and I' been fortunate enough to attend many, many different lectures and webinars, watch reports and chat to a couple of property experts out there about what's going on out there as well. So let me know if you're there, let me know if I'm coming through loud and clear. And yeah, we'll get going now. Thank you so much to the people who have actually sent some questions across to me as well this month and I thought what I might do is dive deep rather than get straight into the analysis of what's been happening in the month and just some information that can assist you and give you, I guess, a more consistent message and an idea of what's happening out there that I can answer some questions. A lot of the calls that I do in my investors Choice Mortgages business is actually the strategy calls once people have pre approval answering where to buy and what to buy. And one of my Messrs. Choice Mortgages clients this week reached out and said, I'm a bit worried and scared and rather than jumping in and having a strategy call there, we thought that it would be great to be able to share that with you. So I'm looking forward to doing that. Now obviously those calls usually go for about an hour or so and so I'm not going to have the chance to actually go through and show you that whole strategy call, but we're going to really break the back of it. And also Amit has sent through some questions as well. Now I see Amit, you popped into my screen down there. I'm not sure if you just wanted to watch or if you also wanted to participate. It's okay, you can just watch it in the Facebook group if you'd like and if you don't want to come on live, but I'm definitely going to get to your questions. Yeah. Okay. So as I said, you know, it's been a pretty big month. There's been a lot of things that have been happening out there. I want to jump straight into it and answer those questions. If you wanted to actually put a question into the chat, it will pop up for me. If you follow the links above, it will allow me to see who's actually talking to me and I can answer you personally. If you do want to be a guest just like Ahmad did, you can click on that guest link and actually come on and we can have a two way conversation face to face. Now, as always, big disclaimer. I'm not a real estate agent, accountant, financial planner. I'm using my 20 plus years of experience teaching tens of thousands of people about low risk property investing and analysis to be able to share that with you. So let's just jump straight in. I'm going to share my screen, so I'm going to just hide myself. Otherwise you are going to see some weird things and let's, let's get going. I am going to pop up my presentation so that you can see it. Apologies for running things like this, but it's usually easier two screens so hopefully you can see that now. Just let me know that you can see the screen and I'm just going to turn my video off. I've had people in the past say, jane, we can read the whole screen. So you turn the video off, you can see it. So as I said, you know, welcome, welcome to the month. Lots of things that have been going on. I had a really fantastic chat to Bushy Martin from Real Estate Talks yesterday. We recorded it yesterday to go out this weekend about the rise of the regions. So I really think that there's a very one sided view that's going out regarding the regions. However, it's good to see that Michael Matusik actually shares other concerns I have and I look forward to sharing some of his thoughts as well. But check out that podcast and it goes for eight to 10 minutes around that rise of regions because I think that we're starting to see the retreat and there's a lot of evidence that's indicating that we'll get into it later. And a really great opportunity to chat to PK Gupta as well. I'm going to put the link up in the edited notes above here, but we had a chat about the success mindset of successful investors and actual fact successful people anywhere. And you know, my experience has been that successful investors have a number of characteristics that work for them. They do definitely have an understanding of the vision and the strategy to get to where they want. They are always looking for education, whether they get a coach or a mentor or read or do courses. So, you know, they're always looking to see someone who's done it before. But there's also a mindset piece that is often neglected and often I see people make investments in the last minute not be able to actually either conclude the investment strategy that they've come up with or make the investment feel so bad about it and get out before they can actually make their money. So we'll have a chat about that. Got some interesting data. Pica ran a interesting webinar. I really encourage you and I'll put the link above again once we finish this for Pica, the Property Investors Council of Australia, all volunteers, all out there lobbying on our behalf. Now we've got lots and lots of investors out there and I think about 5000 have paid their $5 a year to be a member. But there's amazing information that's shared there. I took a couple of screen grabs so you can see how good it that you join up as well. And look, you know, interest rates, there's a whole conversation about where they're going to go, when they're going to go, will the RBA show that they're strong and come out before the election? What has been the effect of the election actually on interest rates? And there's a really interesting graph I've got on that as well and some other data like, you know, I read this report, I think it was a Switzerland report, who said, we all know the property goes down once interest rates go up. And I thought, gosh, that's interesting. I haven't seen any data on that before and I googled it and up came all the graphs for the last 30 years. And the actual fact is, no, we have had significant. And I think if we, when we do have a rate rise, which we will at some stage this year, it's the first time in like 12 years that we've had a rate rise. So we don't have a lot of data to indicate, you know, when there has been a rise. But you know, when we go back to around 2008 when there was a rate rise, the property prices actually went up and before that the 10 or so years interest rates were coming down. So there's no statistical data over the last 30 years to actually prove that Property prices will go down when interest rates go up. We're talking about 0.1% cash rate. We've seen most of the lenders come out with incredible, I mean we're doing a refinance for a client at the moment of three of his properties and getting him $10,000 in cash back. That makes it worthwhile and saving on interest rates and saving thousands of dollars a year for the next 30 years. So, you know, I know, you know, just my experience in investors towards mortgages, what we're seeing at the moment the fixed rates have gone up. Unless you really can't sleep at night, I would suggest that if you fixed all your loans, you'd probably miss the boat at the moment you might consider doing a split of fixed and unfixed loans. But really they have, they're, they're looking at long term money market where we've got the short term market which is really the day to day rates that we're looking at. And let's face it, you know, the RBA has had a lot of pressure on them. There's a lot of people retiring out there whose money is making nothing. Their super hasn't gone anywhere and they're retiring on not a lot. So you know, there's a lot of those conversations going on. Inflation has gone up again and you know, the stats out this week indicates that. But the underlying inflation doesn't seem as bad as what you're seeing in the UK and us. You know, we are, the cost of our goods are going up, a lot of them around the disruption of supply chain. And you think about, I'm not going to say crazy but if you think about the significant lockdown experiences that China is putting their population under and that's where a lot of our exports come from. So it's important just to note what's actually driving all of this. So lots of good information ready to get going. It's good to see a number of you there. I'm going to try to somehow rather look at Facebook club on my phone with my volume down just to make sure that I'm not actually missing any of the comments that are coming through. But as I said, you know, please, you know, type in any of the questions that you have because I will be definitely there and looking at what you're wanting. So Marion has got a question. And Marion, you know what, the fact that you actually put your name in as well like go you. Let's have a quick look at some of the questions that Marion has. So Marion has a question. She says John Lindemann has provided some good information on interest rate increases and why property prices will keep rising. Absolutely. There are so many market commentators out there and I really encourage you to pretty much sign up to all of their newsletters and check out what they're saying. A lot of them are. My experience has been that a lot of the property commentators are on each other's podcasts and read each other's reports. And as I mentioned, you know, I saw the Switzerland report that said property prices were going to go down when interest rates go up. I did some research. I shared it with you guys in the club. I saw a couple of people who follow me, who are in other groups publish my information. But I saw a lot of people in the media pick up Switzer's information and publish that. So it's interesting. You know, just get to the data, read the information and don't take it as gospel and double check it. And I think it's really important to. John Lindemann cracked his teeth in resident with John Edwards, who I have incredible respect for his data analysis background. And John does some really great reports as well. So, yeah, you know, the thing that I am really very, I guess, bullish on in the Australian property market is just the conversations that I'm having with immigration lawyers and trying to find out where they're targeting people to go. And just anecdotally, you know, information is that, you know, they're sending people to Australia and they're sending people to regional areas in Australia that will give them more points towards getting permanent residency quicker. And not all regional areas are in the regions. Just a heads up, some are capital cities, so just be aware of that. So that's. We kind of dive deep in that with my mentoring quarterly catch up around where the opportunity was. And once again, Michael Matusik has some really interesting information about where these regional areas are as well. So thanks for your. Your statement there and oh, what else have we got? Yep, fantastic. So thank you for putting that link in there too, Marion. And there's Peppy. How you going? Oh, great. I hope she's happy for me to ask the question rather than go live. Pebbi, I'm so glad that you could join us. So let's just jump straight into some of the questions. So I just want to call it out as we know we've got inflation and inflation means that the cost of goods is going up really significantly. I was looking today at a platform that gets crowdfunding and the crowdfunding essentially had put up a Property and had funded it and they've come back and said we need more money because the cost of goods and supplies and have gone up quite significantly. So just be aware of the fact that those things are happening out there in the, in the market and that you know, we need to, yeah, be aware of what's going on. Okay, so let me jump into question time Amit, really big questioning. In actual fact you sent me quite a few doozies. Now first and foremost we have some really great information here from Amit and he's been really generous in and actually showing us his property and sharing that property with us. I think that you know, when we look at some of these areas it's really difficult sometimes to actually have a look at have we made the right decision or not to buy. Now one of the things that I do with my diamond clients, Investors Choice mortgages is I offer these deal reviews. So I'm going to Amit's asked me to be harsh and he sent this through saying he's bought my book, he's done my course, he thinks that he's got it all working and all the information that he needs. So let's run this as if he has not bought this property. And often when I look at people's portfolios I actually run the scenarios of if they are going to buy the property rather than are they going to keep the property. So I'm always looking at the key drivers as Amit says here, he says you're my mentor. Well you're not, you're not in my mentoring group. Otherwise we would have had this discussion a lot earlier than having after you purchased it. But I want to give you a lot of insight into how I would assess a property so you can replicate this for yourself as well. So the asking price for this property and we'll pull it up in A SEC was 445, $450,000 and it managed to get a good deal by getting it a bit below asking price 447 and also secured a 12 month lease agreement with the current tenant. Now first of all, you know a couple of things that always trigger me is looking at what the market condition is. So the market rental appraisal is 460 compared to what's been secured for the next 12 months at 400. We do know that interest rates are affecting the market but we also know that we've got some really big pressure on rental market as well. So for instance, I've just re renting a property at the moment in Sydney that was renting for 560 and the agents put it back on at 680. So there is like 20%, 15 to 20% kind of increases that are happening at the moment. The safety and security of Australia will open up. And when that does open up, we are going to see people come to Australia and they're going to rent for the first two years at least. Rate that. You got the pest and building inspection. Yes. And fantastic. Long term buy and hold. So we're looking like that the long term vision for this property. So let's jump straight into it and I bring this property over. I'm going to have a quick little look. So usually all I'm looking at here a minute is I'm trying to gauge, you know, what is the value of the property and what are the exceptions, what are the issues. And I'm really just trying to look for problems. So then I try to find out. So any obvious problems in the property itself, I would look at this and then I'll jump into RP data and we'll do some comparisons for the suburb and look at that as well. But I'm going to do this live so that you can kind of see exactly where we are. And then I'm going to jump into Pepi's question which is where to buy. So we're kind of doing it a bit about. We started at the top going where can I afford to buy? And then down to the property review. But we're going to do the property review first because I think it will add a lot of value. So let's have a quick little look at this property. So it is a four bedroom property. Nice clean layout. No, no exceptions for renters or for buyers in the future. Doesn't have a lot of, you know, terrible design. It looks clean, the carpets look clean. It's got air conditioning, it's got room, it's got ward little wardrobe. But wardrobes, PowerPoints, PowerPoints great laundry space into the outdoors great as well. When I mentioned PowerPoints then, and I'm actually just looking from a proximity point of view. If you imagine a big queen size bed and one PowerPoint for the whole room, these are just kind of like extra little details that I look at. Nice blinds. These blinds often, you know, get tangled and can create problems in the, in the past I have gone to Spotlight and bought their golden oak. I think they're 65 mil golden oak blinds every six weeks they have a half price special. And I was just saying to my husband the other day, we bought some of those blinds 20 years ago and they have never ever been replaced and they still look clean, which is interesting. Clean, tidy, great little kitchen. Interesting where the window is and where the hot plate is. Interesting layout, but nothing objectionable. Great. Clean, easy, perfect. What is this up here? Not too sure. So if this was sent to me as a deal review, the property itself, no big deal. Like there's nothing issue with this. Now Mick also sent me the his own folders of this and I went through them earlier and I believe they're actually the same images but there were a few more. So we just get a perspective on the street here of how this looks. It's got the double garage and when I ran through these before, there was, once again, no objections, nothing really strange or unusual. Now I'm assuming that Amit got this information from his buyer's agent, which I'm assuming, Amit, that you used to purchase this property. Now once I've gone through and had a look at that, I would then jump in to RP data and I would have a look at what comes up in RP data for that location. So we're looking at this location here just as a reminder. So it is. Where did it go? So many windows open here. Going to just open one. One Swansea SW A M V E S E Y Anyone who's seen me do this before knows that I can't spell often need a lot of help. So we're going to have a look at the property here. If you do have an RP Data subscription through me, I have done a few little updates and videos on this new tool up here, which I think is really handy. So let's just jump over to that now and have a look at it, what the property looks like in that because I think it's, it's quite handy. And I'm going to go back here and run both of these at once so you can have a look. And look at the property. So same property, nothing different. Now what I do like about RP data, see how here it says 1 of 275. I usually start backwards and try to find the original pictures. Now they're usually dated here, January 09. So it gives me an idea. Have they actually renovated or improved? It looks like the original. Everything's pretty original there. Yeah, kitchen looks original. There's those dual basins. Okay. Nothing looks really different there. It's on a corner section. It looks like this is a parkland here. And what have we got? Sale. Sale, sold. So we've got some of the sale data Coming on here, we've got some of the listing data as well. So we can actually have a look at the rents and where they were 2015, they're getting 450. Rents went down, down, down. We know that it's currently at 400 but the market is higher. Let's get a little feel of what's happening in Butler. So we've got Butler here. Median rent seems to be on the market, 424 etc. Etc. Okay, so this is all good. 460. So looks like it's bought below the market. There's a school in the catchment area. Fantastic. So what I would do here is I would want to find out what is the typical type of property. Now you can do that in one of two ways. You know obviously if you got access to, and it sounds like you did Amit, the suburb selector software, what you would do is you would go in there and you put your price range in there and you would look at what was available in the area. So let's go and have a look at Perth and we'll go up to 500 and we'll go 40% below, 10% above. I have no idea where it is. So let's make it 50k as the CBD. And let's see Butler. So Butler's come up. It's 37Ks in CBD. 407 is the median according to SQM's research that came out on the 21st. So we've got a couple of suburbs here that are closer. Normally we would look at this. Well there's a huge difference here in this suburb. Let's just have a look at where this suburb is in conjunction to everything else. So that's why we've got some suburbs that have got the 2 million price point because they're probably on the beach. So that's why we just do some analysis quickly and working out why is there a differential. So these are all in the same kind of zone. Let's have a look at what the typical price property looks like because then we can work out four bedroom house. So this is perfect. So Amit's purchased a four bedroom house, young, median age, mostly families. So the four bedroom suits that, lots of houses. So we don't have any risk of semis or units being a problem. Low vacancy rate, over 30%. Renters like tick, tick, tick, Amit, you're doing fantastic here. So we're minimising our risk. We've got the typical property, we've got a steady stream of renters We've got a great average weekly income which indicates that there is some, you know, owner occupiers there are probably improving their properties and improving the area. We don't have a lot of public housing, we have low vacancy rates. Amit's current rent is possibly on market but he has the opportunity to push it up later. And we've already discussed that rental yield. Fantastic. You know, this is poor, poor Perth. This is not uncommon to see Perth as being negative for a very long period, period of time. If I jump over to my digital dot map that I generated this morning, I've only just changed this legend this month for my mentoring students just because we've got starting to see some positives. You know, we were going negative a lot further negative. So that's kind of really good. I believe Butler is up here. I don't know where it is. I can always find it. So Butler's there. It's had the 10 year negative growth. It's a green which indicates negative but it's got an orange and another green around it. Now just to keep you in the loop, that means that there's this waterside that's really gone up in value but we've also got, you know, a couple of these darker greens. So we're seeing, you know, the, the some of the yellows etc coming down the coastline and then the suburbs behind them start building up. So when you can't afford, you know, to be in this kind of middle ring and you're looking in these outer suburbs, the pricing pressure is really difficult because you've got usually only a few suburbs but you can usually follow a trend which is these areas on the water lead and then the areas behind the. So everything else is going well. Let me now let's just get to know Butler a little bit in Western Australia because we know the, the suburb at the moment. I would possibly be doing a suburb report as well and let me just generate that and while I do that I will just say hi. So what we're doing is we're looking at the property itself. Usually we try to start from the larger end and come down. And when we're coming down, what we're doing there is we're actually going, okay, 16,500 suburbs in Australia. Let's look at the ones you can afford. Let's look at the ones with over 30% renters. Let's look at the ones that have got pricing pressure on them. Let's look at the ones where the vacancy rate's less 3 and 3%. So you're working your way down to a handful of suburbs. So what we're doing at the moment is we're assuming you've done that and I'm just validating you've done that and coming back and having a look. So let me pull up that report. Okay, so the reason I kind of like looking at this. So we are a long way from the gpo but you know we know that the work from home and the lifestyle and all of these things are things that people are concerned considering these days. The medium value, you're going to get different medium values depending on who you look at. But that's all good. Everything's consistent. Sales are going up, values going up. Fantastic. Because we feel sorry for everyone in Perth who's had negative for a long period of time. Now I kind of look at these numbers just to see if there's any capacity for renovation. Now this is not a full on analysis where I download all the recent sales, look at what's renovated and not renovated. This is just allows me to say well if the median is 399 and I'm going to spend 10% $40,000 to renovate it and I want to make $40,000 for every dollar I spend I make a dollar. I need this upper quartile to be 479 kind of close, not quite there. Which means that you need to be buying the Property less than 400,000 to have that capacity for renovation. So let's start just a little thing that I do now. Let's have a look at the four bedroom houses here as well. And let me just check. So we're on 557 square meters. One of the things that I do is I would jump into SQM research, I'd go to their property reports, I would jump into their sold records, pull it up for Butler. Still asking Louis to change this to be at the top rather than the bottom. And this just gives me an idea of what the typical no results because we have a second Butler suburb there. So let me try choose the second one. 6036. 6036. Okay. So yeah there's lots of sales in the last year between 600 and 300. And if I look at over these 3 hundreds there's no 118 or 214 etc there's one there at 2 18. I think you can see that. So I would say that anything between 300 and 600 would be typical. We can see we're at 557 the top end. So when you're doing comparisons and you're like, hey, you know, my property is not, I'm getting a real bargain. You might be buying closer to the 300 square meters where 300 to 600 is, is the range. And in actual fact, you're not actually buying a bargain. You're actually buying based on the land size. And the way that you're looking at this is based on the land size, you can see how much per square meter it is. So it gives you an indication of how much you should be spending per square meter. So you can see here thousand dollars for 500 square meters. Typically that should mean that that Property is worth $500,000. So easy way to kind of do a quick little analysis. All right, so let's just have a look at some of the recent sales and we can then further, we know that we're looking at a property at the moment between 556. So how about we just do 500 to 600 to see what comparables are popping up. But so far, you know, we've got pricing pressure. You've got capacity to put the rent up in the next 12 months and immigration is going to do that, which is Fantastic. We've got 29 sales in the last since October last year that are within 5 to 600 meters squared. We've got 485s, 530s, 520s, 529s, 465s, 472s, a couple of other properties that are kind of like off the books, 490s I would say, you know, based. And they all look like these new builds. So it's a typical type of property that I'm seeing for the area. I'm looking at these four bedrooms, two baths, two car parks. You know, I would say, Amit, that I reckon you got a pretty good deal. So that gives you an idea of how I would run through a deal review for someone. I would possibly go in and also, you know, look at more details on the pest building inspections, do the valuation report, look at the comparable sales, download that list from RP data of the comparable sales and then just do some analysis against those. So yeah, Amit, I think you did a. Okay. You followed the process. You looked at pricing pressure, you looked at areas that were going up in value. You looked at the percentage of renters, you looked at vacancy rates. You've got capacity to improve the rent. If you is low maintenance, move in, set and forget next 15 to 20 years. Let's hope that iron ore price prices and all those other things actually correlate to make the growth go up. But yeah, congratulations, I think you did a good job. Thumbs up. So I hope that has kind of helped you guys see that process. And let me just share my screen screen one more time because let's move on to our second question. So let's have a look at this. All right, Pepi, this one is for you. So this is similar, this will be a similar process that I do with my diamond and gold mortgage clients. I offer them a strategy call for an hour. I run my algorithm that allows me to see where they can buy, which is essentially the back end of the suburb selector software. The suburb selector software and the location masterclass which they, you know, the diamond clients also get access to for the year. It takes a process to do the dot maps. It takes, you know, time and effort to do that. It takes time and effort to do the analysis on those suburb selector softwares and compare suburbs together. My algorithm that I run for the clients and I'm offering it to other people externally, it's a bit more expensive, is looking is running that. But it all runs in seconds rather than in taking 5 to 10 hours to do. So what I want to do for Pepi and her husband is look at the opportunity. Her pre approval came through this week, which is fantastic. I understand, understand as first home buyers is really nerve wracking to understand where to buy and how to buy. Especially when we're talking about significant amounts of money and you're hearing all of these stories in the media about, you know, is it a good time to buy what? Which is one of her questions down there. What should we look at? You know, can we commute, how's the banks going to trade us, et cetera. So let's just have a look at her questions. As I said, you know, this now gives us an opportunity. So with my suburbs selector Software of the 16,655 suburbs in Australia, I really only look at the capital cities and the major regionals. So I'm always looking at that data. So it's only about eight and a half thousand, only about eight and a half thousand suburbs. We know that she has a. Commuting kind of issue here. So, you know, the two hours plus is, you know, so they can get to work if they need to, a few days a week, if that's necessary, is kind of like a kilometer based thing. So I'll show you how to kind of work the suburb selector software around that. I'll Run the analysis and then we'll have a look and see what it is. So Pepi, we're Sydney based first time buyers looking to buy a place with a pre approved budget of $640,000. I've been following the units in the course and the location master class or your property success club. Many of these areas fit the criteria. You know, freestanding house, houses go up more than units average block. So we looked at how we did that in SQM research, percentage of renters. We could see how we got that in the suburb selector software or you could do that through census. We're waiting for the June new census data to come out and about two hours from Sydney. Is there a distance limit that comes with a pre approval? Now this is a really good question. So we've had people do a through mortgage company say look I'm moving to Queensland, I'm owner occupied. However the job's in Melbourne and really it takes a lot of notes around from your mortgage broker to write for the assessor around how that is achievable since work from home a lot more achievable. But they do ask the question if you're living in Port Macquarie and you say that you work in CBD Sydney, the question will come up. So no there isn't an upper limit. It needs to be sensible. So you know where we're talking like two to three hours, that's sensible. So to give you idea you're talking up a hunter there three and a half hours from home. So back in my mining engineering days I was working with Orica head office in Chatswood and the explosives plant and technical center was in Karrikuri. So past you know, Maitland, past you know all the, not quite to Singleton but in, in that area. So it, you know it did take a few hours to get there. Now it wasn't unusual for me to drive up and back two or three times a week to do that. Early starts 6am starts get there 8, 8:30 and late finishes. But it was definitely commutable. And so I know that that is achievable with the work from home. I haven't actually seen the lenders ask for a letter from the employer to say that you have permission to work from home for a certain period of time. You know, one day a week in the office or whatever. But, and I suspect they may do that but it just has to be sensible. So we're not talking, you know, live in Perth and work in Sydney and we can't get a letter to say that you're full on remote digital Nomad, so I hope that makes sense. Oh, Ahmed, Pleasure. What did you say here? Thank you for reviewing the property. I hope that has helped. And you did really good job. Okay, so should one ever consider units and villas when you're limited to budget, they may not be the best, best investment, but I'm thinking they might be better than further inaction. Okay, so if you're experiencing inaction, there's possibly a couple of reasons for that. Fear is going to be the biggest, I guess, struggle that I see. People taking the step on that. And the fear may not be at all even associated with the property or the first time. It's like losing the nest egg, moving out of town, away from friends, you know, taking the big step in a relationship potentially. Like there's all of those things that can go with this. So I'm going to put all of that stuff aside and just look at the property side. So we look at the property side. We do know that over a long period of time, cities, not regions go up faster. We know houses, not units return better. We know that there's sometimes a change in that. But the reality is that it is possible to look at potentially infill and that would be like townhouses and looking at duplexes in some areas. Now until we get this June data, it makes it really, really difficult knowing what the typical properties are. We're still working on 2016, however, you know, I've done a number of analysis, analysis for people who are buying like, you know, gosh, I think eight years ago, like Middlemount in central Queensland, like we're buying a townhouse because they're being built and they're off the plan and we can get $2,000 a week for them. Like, well, that's not the typical property. And when the mine sites decide to potentially build their own camp or, you know, the coal price means that, you know, there won't be all of the workers there. You're ending up with a non typical property in the area. So there's a couple of ways that you can actually find if there is a typical property in the area. And we'll have a look at that as well. Hopefully we have time. And is it the wrong time to buy? If the market is slowing, could it be best to wait? We're being compelled by fear of missing out to buy now since we have a deposit. But our concern is that buying a place now, somewhere we don't like to live, could actually cost us money. Stamp duty, flexibility. Okay, so here's the thing, right? We are definitely hearing that the market's coming off, but it's still going up. So it's still going to be more expensive in 6 months time or 12 months time. It just may not be as expensive on the trajectory that you were the market has been on. So it's not going to be 20% higher. It might be 5% higher, but it will be higher. So this 640, unless your income goes up and your debts go down, this 640 that you have now is possibly the best opportunity for you to buy the best possible property you can buy. The other thing is that if interest rates and they will in the next six months go up at some stage, then your borrowing capacity will come down as well, even if your income doesn't change or your debt doesn't change. So this fear of missing out, you know, around, should we wait? Because the market will come off. The market's not going to come off. The areas that you're talking about are the satellite areas for Sydney as a feeder. And people who can work from home will be there. We will have all the immigrants come to Sydney and Melbourne mainly for work. And once they can't afford to live locally, they also will be looking at those regional areas. So I don't, I'm not even calling them regional areas. I'm calling them satellite areas because they're commutable. So I hope that that kind of makes sense. So let's have a look at. Where would I start with this? Let's have a look at a few of the things that I would consider. All right, so first of all, let's just have a look at. So there's two areas that you could consider here, Sydney. So you could say, you know, 640 is your number, you're happy to go below it. We don't want to waste too much time. By 20%. So you know, under 600 a bit, you potentially happy to go 10% over. Because we go to these areas that have a median price 10% over that, there's going to be properties in there that are going to be below it and there's going to be properties that are going to give you the ability to potentially renovate them up, etc. 2 to 3 hours is possibly like 200 km. This is how you hack the system. This is how you hack the suburb selector software. So let's see what comes up. Nothing. That's pretty cool. 600 Sydney. 640,200 kilometers. Okay. Why is this not working? It's Thinking, thinking. All right, so we need to think about this a bit differently. Go and have a look at Central coast. Where's the central? Newcastle, New South Wales, 150km from there. That will give us an overlap. Okay, so we've got some of these areas that you're talking about in Newcastle, but we've also got some of these areas that are a bit further up. So we've got the greeters, we've got the. Where else is commutable? We've got Manning Point, we've got some of the areas that we would go west. So Singleton, Maitland, even 600,000 in Maitland. Fantastic. Raymond Terrace always comes up for me as well. And Newcastle West. So you can see here, you know, you could start going through and doing this kind of analysis. Now I do this with my algorithm. So let me just run this algorithm for you. Let me know that you can see this. I'm going to hide myself and I'm going to bring it up. Okay, so. And let's hope this one works. I hate it when things don't work. Right. All right, so I'm going to put in here your input. So let's say that you're happy to go down to 540,000 and we're going to go up to 670,000. Now I talk about 30% renters. I'm happy to go down to 28, but I'm also happy to have a look at a wider grouping on that. So I'm going to put this down here, call this 24. And I don't want over 70%. Now, 3% vacancy. You know, we know in Sydney at the moment there was 5% vacancy. It's coming down. Three says equilibrium. Now I'd normally just look at houses, but for the case in point that there might be some townhouses. Let's do that. I don't want to waste a lot of time in these areas that don't have any sales. So I would normally say 60 sales, but there's some smaller towns and areas that might actually qualify here. So I am going to run my macro and it's going to go and have a look at the eight and a half thousand suburbs in Australia and it's going to just apply those things. So as you can see, there is across Australia 175 suburbs that then qualify. And then I could go through and I can say, okay, I just want to have a look at the ones around Newcastle. I just want to have a look at the ones around these other areas. So I close that off. And then I run my bigger algorithm. Now this algorithm actually goes through and it applies pricing pressure so when we talk about pricing pressure it's essentially my digital net. So I'm going in here and I'm looking at the digital dot map and then I come up with the actual resultant areas. Now there's a whole lot less as you can imagine. One of the things that I'm always looking at is I'm looking at. Let me just make this prettier for you I'm always looking at areas that have the pricing pressure on them so I want to validate there has been pricing pressure so you can see here this suburb here, Dover Garden in Adelaide for instance has three different suburbs that are putting pricing pressure on it. So this is like my curated final list if you may So I want to, I don't need to have all of these on here so I'm just going to remove these duplicates so this is give you an idea and then we remove some duplicates and then I want to have a look at around Newcastle We've got one area so I've got a smaller area I'm only doing 25ks out as well but you can see here there's actually some areas that now Spears Point is in that central coast area We've got some really good income. We've got good. What have we got here? 660 is the median price point so there might be some opportunities there. We've got 25 sales a year the vacancy rate is really small if I just do this so this is obviously my behind the scenes action that you don't normally see. It's had some really good 10 year growth it's had some phenomenal one year growth so you can see here that we start building up a little bit of information so let's just have a look, look at this suburb for the hell of it Boorugal actually let's have a look at it on a dot map. How do I spell it? Do you know I can't spell b double o r, a g, l going to come up. Let's go east point. Okay so this is the area that we are in so we've got. And so we're looking here at this kind of area we are Anna Bay, Newcastle City so we're on the coastal side We've got access to the freeway We've got the pricing pressure from coming out from the city Spears Point now it's interesting to have a look at the pricing pressure here because there's my and this is the reason I don't often use the digital dot map for the pricing pressure in these areas is because you've got the sea and you've got the water here so you have all of these extra dynamics. So I'd say oh, is that really pricing pressure? Because this area's gone up in value so much more. It's actually got a huge extra cost because it's on the water. So with that in mind what I would do is I would say how about we just have a look at the suburb that is going to not have the pricing pressure on it. So let's just have the short list of suburbs. So once again I'd go through and I would create the filter for all the data. So as you know I buy the data every month from rpdana that allows me to do this. So now I'm starting to look at these suburbs that have not pricing pressure. So we weren't going to get pricing pressure on these suburbs because a lot of them have no like the country towns, right? Cessnock for instance. So we're starting to look at these guys. So let's just have a look at some of the distances. So you know we've got Warhol too far away, too far north. You know we've got these suburbs that have just come up Gloucester to North Dungog. Okay so these areas are coming up here. We've now got some information here about the median house price. So let's just have a quick little look at what we've got going on here. So put you know the red, further red it is, the more expensive it is. So we don't, we want to just be aware where that is. Everything's a three bedroom house. We don't really know about primary and secondary kids at this stage. We just want to make sure that there's not huge amounts of differentials of units or semis we need to be aware of that could throw these numbers out. So we just n buck aheads too far away. We're not interested in anyhow university couples. We don't need to get into that detail right at the moment. Percentage rented we do want to know so let's just check that out and have the more renters the better. So green is good 10 year growth. I'm always really fascinated in having a look at, you know, the areas that have continually done better, you know, on the long term. And we've got some really great rates here. Rental return, median stock, yada yada yada. Not really interested in that right at the moment. Stock in the market and vacancy rates. So I would go through these suburbs really quickly and go is there any problems or is there anything that I need to be worried about? So all of the vacancy rates less than 3%. So all those suburbs can stay in. I'm looking at the 10 year growth. They're all fantastic growth. So 5 is not a red. Nothing to be alarmed about. I would look at the number of sales. Now the problem with sales is that if there is not a lot. So for instance, you know we've got these 20s and 25s now there's only 25 in that suburb that we were looking at and you know we've 23 here. So these start, you know, having problems. So I'm going to get rid of Nambuca heads, get rid of some of these areas that are north that we know, east Kempsey that are just too far away. Gloucester, they're not commutable. Get it? Everyone happy watching Good. Where public housing is not going to be an issue for us but we can just have a quick little understanding of that. So this one has got quite a bit of public housing that we need to be aware of. So I would just mark that as a, this is how I would do it as an orange because there's something to be aware of there. This one here has got an orange because of this. It also has an orange because of the number of sold. That would make it a red for me. There's always so many suburbs and availability of suburbs that I'd go red. Would I then go, you know, let's just be aware. It's on the train line. There is some opportunity here. It would be worth keeping it in the mix. Potentially being aware when you get to the suburb analysis that there may be areas that you want to be concerned about and but if, if properties do come on the market, hey for, you know, for goodness sakes, definitely have that tagged so that you're getting those research done. Nothing here creates a problem for me. Lower end, you know, lower end rental market. But we're not, you might be buying this as a home now. It could be a rental in the future. We're using invest and mindset so I just tag that. Some of these lower rental areas, you know, would be potentially something you want to look at. It's at a higher price point so let's just get rid of it. And 30 sold deserves to go. So it goes. So this is how I would really quickly kind of work through getting from as you can see, you know, eight and a half thousand so in Australia down to a couple hundred, down to maybe four to five for you to do some more analysis on. Now let's just, let's go to this Borgal place and check it out a little bit further because it doesn't hurt to work out a little bit more and just show you what you could be looking at. So I mentioned there's an area that you can go also suburb trends. So I'm going to pull this up. So let's go to suburb trends. Let's go to Boragool. We're looking at three bedroom houses. Let's go to SQM research and find out what the typical houses are. Borregool. Borregul. Okay, so I would say 12A etc. So they're all subdivisions. I'd say that's about 450 to 600 is our typical kind of block size. So let's go 400 to 600. So we're not moving missing anything. We can see that there has been two sales in the last six months. So December. So this seems to be outside of your price range. This is in your price range. Let's have a look at what's on the market at the moment. Nothing on the market at the moment. So what I would do here is I'd look at the properties. So Pippa, you're going to get access as a client versus choice mortgage pre approved client access to RP data. So this is how you're going to set up your searches for all those suburbs that we've just looked at and I'll send you that spreadsheet. So we're going to select them all and you're going to say add it to my watch list. Now whenever one of those properties actually comes onto the market you're going to get a notice like every Sunday. But my suggestion is, is that you download the RP data app as well. Put this area in as your watch list area and every day you'll get alerts. So with the membership you also get the membership to the app which is really kind of cool. And I also mentioned to you know, you want to know about those townhouse questions. So let's just have a quick little look at that new free membership. I know where are we going? I want to have a look at the southern map and sign in why not. Suburb map and let's go to B double O R A G U L. So this is really good. It gives us an idea. You know where it is? It's. Pacific Motorway. It seems to be on the water too. Which is interesting. So I must have been looking at Boroo Borrego. Some of these don't pop up if some of the information doesn't come through. But here it is. Okay, so Spears Point. You know, this is why this pricing pressure. You've got to be worried about it when. When you're out of capital cities, there's a whole brick and mortar body in between. Okay, so I'm jumping over here. I've got some information about this area. What I'm looking at here is these townhouse approvals. And just see, like, since 2016, are there actually townhouses here? So you can see here, you know, every month there's been approvals. Have they been built? This is where you start finding information. Have they been built? We're not sure. There's nothing on the market at the. The moment. But it gives you an idea that there actually is more and more properties coming on the market. And if I have a look at this and look at the area itself, there's only 470 houses. And of those 470 houses, they've got 33 semis. This is 2016 now. 33 semis or townhouses, and we're talking about 30 being approved a month. How many of those are actually being built? So this is the kind of analysis that I do for you to give you at least the starter of what suburbs to start looking at and areas to start looking at in your price range. So we've got, you know, we've got some opportunity there to look at where you might want to go. We can actually. What can I do? Sort largest to the smallest. So you can actually see here, you know, which ones here are potentially in your price range right now that don't have an orange against it. That could actually be an opportunity for you, and it might just be they're closer than you think that you have to go. So hope that has helped. This is great. Yay. See, I told you not to be scared. You said it was almost too scary. You're going to run away. Not the case. So this is how we can really quickly get down to where to buy. Now, I know that I'm at my hour mark. I haven't got into a whole lot of extra details. Ahmed, I've got so many extra questions that you sent me that I just don't want to miss out on. So I'm going to. I'm going to park some of these questions, but I do want to just pull up really quickly. If you guys can hang with me for 10 minutes. Because I want to make sure that you've got a bit of extra information. Pepe, do you want to give me a thumbs up? This has answered what you needed and you've got everything to give you at least a start. I'll send you that spreadsheet. You're going to have access to RP data as being a pre approved client of mine and you can set up those watch lists yourself. So it's all okay. And just a reminder, I'm not sure if you are a Diamond client or not, but I will do a couple of property reviews similar to what I did for Armets included in that. So one of the questions that you did ask, which was, is it okay to have a house or should I, if I can't afford it, go for a unit or a terrace? Now, if you're a member of pickup and please everyone, go and join it because they're out there lobbying for us, especially during the election to to for investors. They have fantastic webinars. And Peter Kalisis, you know, property professor, amazing guy. You've probably seen him or heard him on my podcasts, etc. I had him come and talk to some of my mentoring students last year and it just blew us away with the analysis, what he did. So I took some screenshots, but he actually addressed this question of, you know, why buy land? And here's a really interesting question. So if you've got $800,000, let me just think, 640,000, you've got $800,000. We know with houses that the land is where the value is, right? So just think about this. 700,000 is the land is how he explained it. And 100 is the house. House goes down in value. Land goes up in value. So all the time, the land component, the major part of this investment is going up in value. You go and buy a unit, $800,000. We know that the land component you have is very, very small, right? So $100,000 and it's probably going to cost about 500,000 to build that unit. Wait a second, this only adds up to 600,000 and this adds up to 800,000. Where's the extra? The developer. The developer makes that. And remember, buildings go down in value and land goes up. So when you're looking at the house and land, the land appreciates, the building depreciates. So when I have people ask me, you know, should I buy houses over apartments? The question is, we know statistically that houses go up in value more. We know that the rents in units are possibly going to be pushed up higher with immigration coming in and the lack of houses and affordable houses. We know all rents are going to be pushed up. But if you're investing for the long term and choices of house or a unit, please consider a house. I do have some extra questions here, Amit. We're probably going to have to run them to next time. There's a couple I can answer really, really quickly here. Is it critical about the land zoning for your property purchase? You need to be aware of it. You need to check out the council restrictions and opportunities and what the council that you're looking in is doing and. Yeah, exactly, yes, Marianne, you have a lot more control over land than units or townhouses. If everything goes to plan. My first property is going to be sold and go on the market this week and it's only going on the market because it's a unit with too many problems and I'll tell you that hopefully the happy story next time. So look, it's not critical but you be aware of it. It's one of the things down the list. So you're in the location masterclass. Go and look at the extra things in the workbook that you would look at. After all of the things that you normally would look at, you're looking for a property in Brisbane, finding it difficult to secure it. You're going to have to get a buyer's agent or where to buy. You can have one of my where to buy strategies but you know there are opportunities. One of my mentoring students just picked up a $540,000 property, 8Ks in the CBD which we're thrilled about and three day renovation and it's back on the market for renting right now. So that's great. If I'm able to secure property in the next suburb where the rent percentage is 63% and there's a lot of vacant land, would you compromise? So I'd check out the vacancies. This is kind of getting to the top end. So huge amount of renters, not usually house proud. Therefore they're not keeping the area or improving the area, renovating properties, pushing up property values. Lots of vacant land would indicate there's probably going to be if it's proximity to the city might indicate developments, units. If it's not, it might indicate great big warehouses or Costco's. This would be something. Just because you found a really good suburb, looking at the next suburb and going it should be right mate is the same as going I found a really good suburb. The houses are now just a little bit out of my range, I'll buy a unit. She'll be right, mate. So there you go. Things that we're not going to compromise on future growth, future growth dynamics. And that is pricing pressure. The typical property and the typical property plus one bedroom in an area and I wouldn't compromise on what else. That's about it. Okay, so let's just have a quick little wrap. I want you to have a look at what's been happening in the market. You know, obviously the market's gone a little crazy in the last 12 months. You know, people are talking about, for instance, let's have a look. Perth only did 7%. 7% was considered the golden goal of every capital city investment purchase for many years. So look at these numbers in context of what we've seen over the long term. This is, you know, these are phenomenal numbers to the point that, you know, we've got a couple of these now going a little bit negative. You know, this could just be the variability based on you've got 5.7% last three months and then 1.9% in the last month. This variability could just be based on the election being called, for instance. People do have a bit of a think about that. I want you to just be aware that there is multi speed economies and conditions. Regional markets versus capital cities. We know that the regions have done better but they're all tending down and as I said, listen to the real Estate Talks podcast. I'll put the link in where it's available. But I do have a counter opinion on those regionals being sustainable. Remember, I'm investing for the 10 year time frame plus I'm not investing for the 2 year time frame as well. So you can chase short term gains and do a bit of a gamble. Not my scene. Look, the rents listings is also really important to have a look at. When there's a demand for properties and there's less properties advertised, as we've seen in most of these cities, then you're going to have pricing pressure like a lot of the new listings have come off. May have been a couple of things that are attributed to that. But you can see here, we're at 2022 here, they're starting to come off again. So something to look at this is, is we're probably going to start seeing that this follows the norm and starts dipping again later in the year as it always seems to. But you know, this has been statistically in the information in the last five years. So you know, it just gives us an indication, interesting. Some movements this month, Southern Highlands has started to decline. We've got Sydney, Gold Coast, Coffs Harbour, Ballina and Lismore who have approached or approaching the peak. It's not as rising and Alice Springs has come from the bottom or the start of the recovery up. Just to compare that to last month, you know Hobart had just started going into approaching the peak and Melbourne had gone into at the peak. So we've seen the Southern Highlands pretty much go from approaching the peak straight down to starting a decline. So it's been quite a fast movement between April and March. As I said, Peter Kalisa's champion, he did this assessment looking at when different governments got in. Red is labor, blue is Liberal. And what happened to property prices before the election and what happened to property prices after the election? The only time the property prices actually went down after the election was when labor got in, which is interesting. And the, you know the property values went up over the 12 months after the election when Liberal a lot better when Liberals got in and that this kind of six months before the election. You know what were the property prices doing? Just trying to see if the election did actually, when they called bought it did actually affect property prices. And I think six months is probably too big a scheme. It should probably been two months to see if there was a real difference. But hey, interesting information. It's just information. What is also information, great information is Australians are getting so much wealthier. Check this out. This is $8 trillion like a month ago. It's 9.9 trillion now. And if you come over here and look at this 2 trillion of outstanding mortgages. So let's call this 10, 2, 2 over 10. You know we're talking about 20% of the population has a mortgage. So this is home ownership and this is the mortgages. So when we talk about interest rates going up to maybe half a percent, 1% so we'd be paying 3.54%. This is not all of Australia is going to be in crisis and hence a huge sell down of properties. Just be aware of this. People have made a lot of money in their properties. They're not feeling the pinch. There has been people who have done a lot of fixing of their property interest rates. So think about this. If you've got people in 20, 20, 2021 fixing the interest rates because they're a bit worried about things happening. They usually fix. My experience it's been about three years. They're going to start coming off next year and they're going to start coming off Next year. And in an environment where their interest rates have gone up a little bit so that they might feel the squeeze. People who are thinking about fixing interest rates at the moment, the fixed rates are the equivalent of maybe 6 to 7 rate rises above where the variable rate is. So you really, unless you can't afford to hold it, if it goes over that, you may have already missed the market on fixed rates. And if that is the case, please give us a call, have a chat to you about what you could potentially do in splitting and hedging your offset accounts against fixed and variable. But just be aware of these numbers like 2 trillion divided by 10 trillion, that's like 20% of the market actually has mortgage. So we're not really in the situation where things are grossly terrible. He did have a few suburbs that he was pinpointing. Unfortunately most of them are over a million dollars. But houses, big blocks, typical properties, nothing, nothing surprising about any of the these areas that have come up unfortunately. Just it's not within most people's price range. And the rise of the regions, as I said, look, I picked up on this last month, but Matusik has also done quite a lot of analysis on this. I encourage you to add him to the list of people you get newsletters from. And get my head out of the way so you can see this. But essentially, you know, from 2003, 5, 7, 8, 9, 10, 11, 9, you can see here the major capital cities. This is where the major capital Cities, kind of 200 to 350,000 people per year population growth. We lost 200,000 people from immigration. And we can see this come down. But check this out. You know, this is the outer regional. So these are the remote ones. And this is the inner regional. Inner regional is Newcastle, it is the Blue Mountains, it is Sunshine coast, you know, it's Ipswich. These regional areas are not really regional. And when we're talking about, you know, the growth that we saw earlier around the regions, how much they're outperforming the cities, I'm calling these satellite cities. And this is where the growth has been. It's not dubbo God love duo where I'm from. It's not Shepparton, it's not, you know, that's not where the huge growth has been. So mind you, there has been good growth in those areas. But I'm just saying sustainably over the period of time, you know, this, this kind of, you know, rise. We're talking 20, 30, 10,000 people maybe as opposed to, you know, the 50,000 in these satellite areas. So just be aware, you know, when we're talking about this as well as I said, check out the real estate talks website. I'll be chatting on that. But this is. I'm a lot of. I'm on a list where journalists say, hey, we need a property person to comment on this. And this is coming out this weekend. The Sydney Morning Herald. Regional homeowners have bought a Sydney crash pad. I'm looking to speak to tree changes who bought back into the Sydney market in a reverse tree change. So this rise of the regions, I really think, you know, when the real estate agent, not real estate agents, when the journalists start driving the narrative, I think they call it wagging the dog. They're picking up information, they're starting to put this information out there. You'll start reading about this on the weekend and then within a week you're going to have podcasters, property Experts, other journalists, 60 Minutes, current affairs, whomever going, you know, the people are now buying units in the city, and the city unit prices are going up and they've got crash pads because they're there one or two days a week or no, you're going to start reading about this. Is it true or not? Does it actually have people moving to the country thinking, oh, I do need something in the city as well? Those that have moved to the country, I am hearing there's a number of them are moving back. But just be aware that, you know, I get so much lead information before it hits the media that I can start looking at what's going to be in the next stories that come out and where the market's going to be and where the opportunities are. And what we haven't seen is the stories around 200,000 immigrants are going to come to Australia and there's going to be some that are going to be quite strategic about moving to those regional areas. And here's a heads up, Adelaide is one of them, Blue Mountains is one of them, Canberra is one of them. Get more points for their pr, their permanent residency, but most of the jobs will be in Sydney and Melbourne and that's where we're going to start seeing this. So just be aware of that. Also be aware of the fact that, you know a lot of people who can afford to work from home and who have the career progression that allows them the seniority to not have to see the boss in the lunchroom to remind him that, you know, she needs a pay rise or the next step. They're usually between 45 and 55. Their kids are Usually in high school they're not going to be moving their kids from a quality high school that they've, you know, got their friends and support systems into and moving out to Roma or, you know, Kalgoorlie or wherever. So you know, Mount Cravat, wherever it is. Not Mount Cravat. Where is it? What's that one that starts with G in South Australia? Anyhow, you know what I'm talking about, Mounts. Anyhow, some clever person put the name Marine. But you know, so what I'm saying is that, you know, I don't see that age group moving their kids. Just think behaviorally what people are doing. So when you have five families leave Melbourne and go and move to Woolert or Shepparton or you know, one of those areas, it's, you don't really notice it in Melbourne. But when five families turn up in a small country town, that's a big deal. And so I think that's how we're having this narrative of this huge big rise of the regions. The reality is it's the satellite cities that are really taking most of these people. And as I said, you know, I've had a wonderful opportunity today to talk to Amit about his, his deal review and talk to Pepe about her suburbs and suburb analysis. I've got a where to buy website that will allow you to potentially get me and to assist you in doing that. I am always more than happy to assist people and help you get and narrow down your portfolio but also narrow down where to buy. And if you're investors choice mortgage client, then yippee to you, you get it for a lot cheaper and get a few extra goodies as well. So this has been great. I look really appreciated you guys joining me today. I hope you have. Ah, there you go. I told you someone would know Mount Gambier, that South Australian country town. Good job thinking that's army. So yeah, I just want to give you, I guess a little bit of information about where to buy, what to buy, where the areas are. You know, when I, you know, the strategy kind of analysis I did for Pepi, I would normally go into a whole lot more detail and pull up reports. I did pull up, if you remember Terry Riders hot spotting report. I did pull up the, the top New South Wales regional towns. Pepe, guess what? The Hunter Valley is on there. So that's great. So there's some information there that I'm going to send through to you and also, you know, it gives you an opportunity to actually look at what other experts are doing. And you know, I'm always looking at all the information for an area. It doesn't beat being on the ground, walking around, walk into the newsagent and seeing what type of magazines that are there because it gives you an indication of who's living in the area. But there's so much information out there. I know it can be overwhelming and sometimes it's, it's just that navigating through the information and allowing you to look at what exceptions and what issues there are because there's so many suburbs you could buy. And I'm always just looking at, you know, where is the best money that I can spend. So, guys, as always, it's been wonderful. I really appreciate those of you who've joined Live who've added with your questions this this month. It's really good to be able to get in and get into the nitty gritty. And for those of you who are watching in replay, you won't even notice that I've added in all of the websites and things that I've mentioned in this call so that you can go and check it out. So if you are one of my clients, we do have that RP data opportunity for you to have a subscription turn on, turn off, month on, month off, as opposed to taking the whole year subscription because I know you don't always need it for a whole year as most of those resellers do. So send me an email or send diana an email. Supportourpropertysuccess.com if you want access to that. But yeah, look forward to next month and looking forward to your questions. Hopefully, Ahmed, I can pick up some of your questions next month as well. And as always, here is to your property success. All the best, guys. See ya.