Q&A Mentor Call - September 2023

Hello and welcome to September 2023 monthly Q& A call. Oh, my goodness, what a month. You know, I feel like every single month I turn around and say, what a month. What's been going on? It's pretty amazing. So many things have been happening. But first of all, let's make sure that you can hear me and you can see me. So please just type in that I am coming through loud and clear. And here we go, September. So it's been another huge month. And I guess, you know, the more that we, we look at the, the months that have been and the months that are, that are happening, it. It seems that there's not a month that goes by that something isn't happening. And it's been pretty exciting times. Just here in Victoria, in most recent times, we've had the opportunity to, to see our premier move on, which has been interesting. And yeah, so lots of things been happening. So where are we and what does that make the month look like for us? Well, there are things that we need to be aware of. And I guess, you know, as you know, I am very conservative and have been a conservative box buyer and renovator and market commentator over the years, to the extent that the beautiful editor of Money magazine for many years, Effie, used to say to me, jane, I've got someone who's going to do something on capital growth is the only way, and someone's going to do cash flows the only way. You're the meat and potatoes in the middle that says, why not have both? And so I guess I've been known for my conservative views, but I've also, I guess that has led to knowing through the test of time that following the latest trends can sometimes lead you to be unstuck. And in recent months we've really seen that with a couple of the legislative changes. So, you know, commentary around ndis and land tax and Airbnb, and, you know, it just goes to show you that with, you know, the pen, by changing legislation or changing criteria, it really can throw your entire investment strategy out. And hence that's why here we go with the tried and true Trident strategy, which is essentially buy the best possible property that you can with the capacity to add value to it in the best location that you can afford, when you can afford it, and manufacture the growth. And we manufacture the growth using renovation. Some people, many guests on, on these calls over the last 10 years that have done subdivisions and granny flats and, and developments. But at the end of the day, you know, some of the things that we've seen that have been very cash flow positive that have attracted people. There's been a lot of marketing around them. They haven't always ended up how they should be. And you know, if I just look at this, for instance, you know, this is the market update and you know, just listen to some of the things that we've seen. You know, Victoria now says that you can have granny flats, you know, and Queensland, you know, has always allowed those. But you know, there's also been some questions around, well, a granny flats just for grannies in Victoria. And unfortunately, Dan's moving on. So we're going to have to wait until get all of the, the details. We've also had some Airbnb announcements where, you know, you know, there's going to be particular taxes and charges. People have got Airbnbs if they rent over those properties out over a certain number of days. We've seen that happen overseas. We've seen it some quite big court cases, I'm going to say, that have been, that have come to pass in around the Byron Bay area and conversations around that short term stays. And, you know, if you look at Australia in context at the moment, we just have so many people coming to the country, you know, almost half a million last year and they have to live somewhere and there's not enough accommodation. And we'll get into the market update a little bit later. But, you know, some of these announcements around, you know what's going to happen. And you know, the, I know that the housing policy that came up, the $10 billion social housing policy, you know, it sounds fantastic because it means that, you know, we're getting out there and, and building all these properties. But the fact of the matter is that a lot of the builders, you know, are already under a lot of pressure. We've had a lot of building companies, due to agreements being fixed price and all the prices going up, go under. So we've had thousands of actual building companies go under and leaving people in the lurch. But all these people coming to the country, we've got finally, you know, the, a lot of the landlords who've had interest rates, we've seen them go from 3% to 9% have, you know, finally gone, oh, we can put our rent up a little bit, only to be told that, you know, one of the government groups is trying to lobby to have restrictions put on rent increases, having restrictions put on increases between tenancies, rent restrictions on how many times you can do it, you know, maybe once every two years. So there's all this legislation and all of these things, things that affect, you know, some of the property investing decisions that we have. So it's really important that we kind of take ourselves out of that and we go, well, you know, if we have the fundamentals right of the properties that we want and we, and we have the fundamentals right of, you know, what we're, we're trying to see, then, you know, it makes us better be aware that, you know, we've got to be vigilant on how we do our investments. And you know, building costs are going to go up. And this $10 billion social housing fund, you know, you go into the details, really what they're talking about is putting $10 billion into a fund and hoping that they make 500 million a year out of it so that they can use that. It's only the interest that they're using to do these builds. And I know, I think that, I think that what we are looking at now is the fact that, you know, we saw an agreement last week just here in Melbourne and he, we had Dan Andrews and the Prime Minister here announcing this huge great big build in Fitzroy of, you know, all these social housings development and they're going to be like 200 units. Fact of the matter is on that piece of land at the moment there's a block of units that or they moved 160 unit residents out of last year. They're knocking that over, spending billions on building a new one and there's only 40 new units that are going into it. So there's all of this information and you go down to the details and you know, it's, it's a concern. So you know, when I'm looking at that kind of information, I'm, I'm trying to, I'm looking at these big announcements and I'm thinking, well, what's the impact on here if you have a good quality property with, you know, some land that appreciates? Because we know the, the properties themselves depreciate, we can add some value and we're in an area that people want to live, then that's a good thing. And where are, you know, where are the people coming to? They're coming to the major centers, they're coming to Sydney, they're coming to Melbourne, they're coming to Perth. That's where the three biggest hubs are for immigrants. Half a million people. Insane. And then to just get some context on the numbers here, we're talking about a $10 billion social housing fund. NDIS. There's going to be, they've just announced in the last two weeks they're putting a lot more vigilance on ndis. And we've had so many conversations here and some of my property mentoring clients have looked at the NDIS opportunity. You know, why build a purpose built NDIS property? It may not cost 300,000 to build it, it might cost 600,000 to build it with all the things you need. But you're not making $20,000 in rent, you're making 90,000 doubles in rent. And there's all of these little things that you know, we've looked at and then all of a sudden they've come in and said, you know what? People are ripping off the systems. In the last week there's been a number of providers banned ripping off the system. And they're not just putting vigilance over the next four years. You know, the estimate before they were going to do this was $97 billion in 10 years time is what was going to be the cost of ndis. Now there's people out there who really need this and, but there's people routing the system and you know, I, I've always had these concerns about the purpose built properties that are being sold without having any real insight of where they're needed. And you have to build them before you really even get appro from the government to say that they will take them. So there's all these things that we need to consider. So you know, I just want to run through the, the market just so that we've got, you know, I guess some, an idea of what's happening out there. So you know, let's have a look at what's happening in the capital cities at the moment. You know, the, the big four, Sydney, Melbourne, Brisbane, Adelaide get their own little chart. We can see Brisbane's really taken off, you know, and this is a quarterly change in values. So this is quarterly growth times four by three. Like that's like 12% a year. And you know, think about the times when we think 7%. The rule of 32, 72 divided by 7 gets us to doubling the value of our property in seven years time. And we're going, you know, 72 divided by 12. Then we've got that a whole, a whole lot less. You know, five or six years it's taking us to double the value of our properties. Amazing growth. So you know, obviously Melbourne's led the way, sorry, Brisbane's led the way. Sydney's had a bit of a peak and come back a little. We then have Adelaide still going very Strong Melbourne, it seems to having had a little peak as well. And then we've got, you know, the. The others that are working here and Perth. And Perth and Darwin, sorry, are doing a lot better. And Hobart is actually having negative growth, which is interesting. Now, if we look at this in the terms of what's it mean to us as investors? Is it time to buy what's happening in the market? We definitely got the fact that, you know, we're in a growth period. We've had six months now, national growth in going positive. And we just look at that in context of, you know, the cycle. We. We talk sometimes about, you know, we're going to have a growth cycle of two to three years and then three years of going down and nothing happening. We had a really quick cycle. We had a high, we had a bit of a low last year. We're back and, you know, the market's been back for the last six months. What's interesting there is that the interest rates have been going up, right, very significantly and obviously they've been on hold for a number of months now, but the interest rates have gone up and the mark and the value of the properties are going up as well. It's an unusual time. You look at what the commentators are saying, a lot of them saying it doesn't make sense. How do you know? How do we go ahead and predict what's going to happen in the future? Well, fact of the matter is, let's just go back to basics. It's supply and demand. There's demand. Half a million people have turned up. If, you know, some of the commentators at the moment are saying, if the Liberals want to get into government, that'll be talking about, you know, closing down the borders and restricting immigration to Australia because so many people can't. Their kids can't afford properties, they can't afford properties. You know, there's a national housing kind of crisis going on. The rents have gone up through the roof. You know, this could be a platform for you, an election campaign. There's so much, you know, so much commentary and noise going on. I think what we need to do is just look at the basics and say, well, as investors, what do we need to do? We need to make sure we've got a property that's fit for the purpose, for the area, for the demographic. We make sure the areas and areas of growth area. We all understand what the capacities or the components of that growth is and if we can actually manufacture a little bit of equity by renovating or doing something even better. But I mean, look at, just, just look at this. This is like the typical kind of, you know, a days on market through, you know, two months or so. We're down here and we're looking at the days on market and they're so low, you know, we've got. Where's my little thing? Get rid of my face here. You know, we've, we've got down here that capital cities, 27 days, days on market. This is like the very fast campaign. Put the house in the market, the house gets sold basically. And I think we also need to look at listings. And what's interesting here, this top Here is the 5 year average of listings. These are properties that are available for people to buy. Now this kind of looks at the fact that there were 135,000 listings over the four weeks. They're trending lower than the five year average due to strong absorption of sales. Absorption of sales means that people are buying quickly. It means that we look at this, even compared to last year, there's less properties available at the moment. And then we look at this. These are new listings being advertised. They're now trending notably higher in Sydney and Melbourne. So the listings coming on this is spring. This is supposed to be our selling time. The total listings remain lower than a year ago though, across all capital cities except Hobart and Canberra. Now Hobart's kind of interesting here. So the listings in Hobart are up. But remember, if we go back here and we have a look at Hobart, we've got Hobart is actually experiencing negative growth. So the listings are up. More properties are on the market to sell, therefore there's more supply. And what happens to prices with more supply? What we know is their prices don't go up when there's less supply. There's a little bit of, you know, fear of missing out or opportunity for, you know, the sellers to put the prices up. They will. So it's interesting to see how all these numbers work together. Obviously, this Data is from CoreLogic. Thank you, CoreLogic for the data. And you know, when we look at this in context also from, you know, rents and what's happening in the rental market at the moment, like this is incredible. In three years, you know, we've had the change in rental rates go up to an incredible amount. Just an annual change of 9% and they've been going up for the last two or three years. Why? Because we aren't able to build. We've lost a lot of builders. We aren't keeping up with demand. We've just invited 500,000 people into our country and they need to live somewhere and they're not going to be able to actually buy their own home for a year or two until they get their permanent residency. They get, you know, all the, their income, etc. Set up. They can borrow money unless they have money already. So, you know, they're coming in last year, last year, 500,000 people. In two years time they're going to want to buy, but we're not going to be able to build and keep up. And we've now got this $10 billion social housing fund, so that's going suck a lot of the builders and tradies out of our residential market, where they could be building for the residential market and putting them into the social housing market, building and construction. So we don't have enough tradies to actually build what we need anyhow, which means there's going to be less supply. And what happens when less supply and we need people who need homes? The prices go up. Should we be shocked the price is going up? I don't think so, but that's just my opinion. So, you know, we can, we can see here that the rents are incred, going up incredibly. And you know, when we look at the regions compared to the capital cities, obviously the regions have gone up less than the capital cities, but this is quite extraordinary and you can imagine what could happen here. We've got mortgage rates that have gone up considerably, so there's a large cost. But, you know, over the weekend I went back and pulled out a number of archives, spring cleaning archives. And, you know, I had property rental statements from 2001 in these archive box. You only really have to keep your information, your invoices and receipts for seven years. So it was a time to get rid of them. But I found, you know, some bank statements from Westpac in 2005. You know, I was paying seven and a half percent interest, which is kind of what most people are paying now. So we did have a really good time when we weren't paying that much interest over the last couple of years, but. And we built up lots and lots of savings. You have a look at the Commonwealth figures and we go back to, you know, one of the, the Q and A calls that I've done in around 2021. You know, CBA is like, people have got so much money because we had nothing to spend it on because we're in lockdown. But at the moment, with the mortgage rates, those savings have come down. People are starting to hurt. So, you know, what would happen for instance, if people can't afford their mortgages and they had to sell their properties, they're now going to have to go on rent. But look at what's happening here in the rental market. And if you think about, well, who provides the rental properties, it's the landlords. And if we have all of these restrictions that are being suggested, such as, you know, restricting the landlords in, you know, when they can put up rents, how much they can put rents up by, you know, in Victoria, I know the land tax has just been hit for investors. They're going to have to pay more. You know, if you've got an Airbnb, you're going to have to pay potentially, you know, a huge amount more in Queensland with taxes, etc. You know, there's so many restrictions that, you know, if there's a cycle. And there's an implication that the government and the policymakers have to consider when they're looking at some of these potentially attractive alternatives to, you know, the rental crisis. So it's great to see that, you know, Pippa and a number of groups are getting together, you know, Financial Review, and they're talking about, you know, the housing crisis in Australia. And, you know, this is interesting. I was talking to my son who's in year 10's English teacher last week talking about how to improve his English, and he said, I'll get him to read some articles in the paper. You know, good writing actually teaches you how to write well. And he said, you know, when the kids in year 10, 11 and 12 are doing their exams, we make sure that they're doing comprehension exams on articles of really important, significant conversations socially that have been in the papers for the last 12 months, such as the housing crisis. So we've got kids at school who are doing comprehension exams on the housing crisis. So it's not just, you know, a fly in the ointment. This is actually going to be a significant thing that we have to consider for a long period of time. And as I said, you know, we look at the dwelling approvals. What have we got here? Let me just see. So you can see this. You know, the decade average of houses is up here. We're down here. And now we've got this fund that's going to be taking a lot of our trades out and building social housing. It's going to be harder to actually get these built. These are approvals, these aren't actual constructions. These just been proved. And look at the units. They've come down quite considerably as well. The reason I wanted to add this in here. I mean, as investors and let's face it, in your property success club, most of us here are investors even if you're investing your own home. But as investors, you know, look at this kind of the national investor finance over the last 10 years, you know, the amount of investors had significantly, you know, been, been deteriorating. And you know, if you think about 2017, 2018, 2019, we had all those APRA and ASIC changes to the way that we could seek finance. It was a real hit to us. But this has started growing since 21. We've really got this growth going on. So investors as a percentage of the housing finance commitments, over 30%. Now if you look at the data, then over 30% of Australians actually rent. So this correlation makes sense. I'm always making sure that the numbers follow suit. But you know, you look at this, Darwin has got this huge amount of investors and coming into the market. Darwin in itself, you know, we looked at it a little earlier, you know, the market, it's an interesting market. Perth and Darwin have had really been leading with some of the growth data. But they're also capital cities that I have the most concerns about because over the last 20 years they're not cities that I can actually correlate and predict growth on based on your needs. You know, the, the Western Australian market and Northern Territory mining drives it and it's really, you know, dependent on the mining industry. And I've seen, you know, even when you, I look at first home buyers and some of the grants in Darwin or in Westminster, sorry, in Northern Territory there's some really unusual first home buyers grants. It's like you can get a grant and then you can leave the state and come back as a first home buyer again every three years or something. It's just, you know, they're really trying to attract people and it kind of, it makes me feel a lot like when I went to Alaska, they try to pay the Alaskan population to stay in Alaska over winter. They, most of them go to Miami, Florida but just so that they have an economy there, so that you get paid to stay. And I always feel with Northern Territory, which is probably unfair for all of you people who live in Northern Territory that they're paid to stay like, or they're trying to attract them. But yeah, I think there's, there's some real, you know, I look at the Perth market and if you bought there 10 years ago, you're only just getting back to that purchase price now. It really has had a real Real difficult time. Whereas the rest of the markets have had, you know, a lot better increase in growth. So this is interesting. This tells me that the investors are back and the rents are up. Yields not so much. But we are seeing some real opportunities here where we're just saying that, you know, based on the needs and the fact that we can't build fast enough and we're taking builders out of the system and the building companies have gone broke. You know, we're going to have more and more pressure if more and more people come into Australia, which is always good for our economy and everything, but. And diversity and culturally. But, you know, we just need to be aware of the fact that this is probably going to continue driving the market up. Then we can't talk without talking about interest rates. So let's have a look at the interest rates. You know, we did get the interest rates on hold for a period of time. It was great. We're kind of looking at the interest rates back to like 2000 and what's that 12 level like? We're back at a cash rate of 4.1. And obviously the banks put their margins on top of that. Just for those who aren't across how the banks do that, you know, they might take the cash rate of 4.1. What we generally see is that they put around about two and a half percent on. If you're an investor, you're probably putting another 0.25% on. If you're interest only another 0.25%. So, you know, around, around that mark is where people are paying for their interest at the moment. We had inflation figures that came out yesterday that indicated they'd gone up a little bit. We know when interest rates go up that it's a lag in the market, and especially when people have fixed rates, because this is one of the problems that we've seen in America where they can't really use interest rates like they can in Australia to control the economy, because nearly everyone has a fixed rate over there. So they put the interest rates up. Everyone's fixed for 30 years. It doesn't really affect their cash flow. Whereas we know that a lot of Australians had fixed rates that have come off, you know, around this time this year. And so that may just start affecting them. But interest rates have had some effect, but the market has gone up again. And as we've seen, we've had like the sixth month in a row when the Australian property market has gone up in value. Which brings me to one of my favorite things that I always Love sharing. And that is the property clock from Heron Todd White. I'm going to drop the CoreLogic chart pack into the link here. I'm also going to drop in the Heron Todd White property data. Now they're pretty cool this month because they actually jumped in and started talking about renovation potential per state. So have a look at the report. Always love a good renovation. And the reason I really like this, you know, we get to see the cycle now. Just know that just because they're in the peak of the market and they're moving to start a decline, this first aid dubbo could take three years and for Newcastle could take three months. There's no defined period between these but it's just moving them through the market. Now I showed something similar. This is 2022 in April, this is March 2023. So you know, we've kind of got what's that September, March, around six months. Looking at where the market is. So we can see here back in March, we know we had a rising market in a lot of these kind of regional areas. And you know, the Dubbo was still up there in March, Newcastle was here. You know, we had this declining market which was Adelaide, Melbourne. We've had declining market in Sydney, Southern Highlands. And now we come here where we're now in September and we're like, wait, Sydney's over here, it's recovering, Melbourne's at the bottom of the market opportunities now. Remember, Melbourne here was here and Geelong was down here. But now they're both in the same place. So see how I mean that the timing doesn't really matter. And we've got up here, Dubbo still peak of the market, you know, we've got this rising market still and Perth, you know, seems to have been rising for a period of time. It's a, it's getting there, you know, so it's kind of one of these things that we, we look at this with the indication of interest, but it is almost like a lag indicator. It's kind of saying what's happening in the market and where, where it is at the moment. The lead indicators are the things that kind of give us an opportunity of looking at what could be happening and it's, it's around, you know, finance and looking at who's. There's an increase in finance. What are the people going to do when they have an increase in finance? They're going to buy something. And then we start looking at, you know, where the something that's driving the market is the immigration. That's why, where do most people move to? And some of the immigration numbers this month have been quite interesting actually. Where did I see that? I know CoreLogic's monthly review on YouTube. I'll drop that link as well. Interstate immigration. Victoria was the second highest interstate immigration migration population growth after Brisbane, Queensland. Everyone always moves to Queensland. But that was interesting because usually it's Sydney. And so we know that the Melbourne's at the bottom of the market. We know Melbourne hasn't had that much growth. We know it's been lagging arguably because of all the lockdowns and everyone leaving. But you know, so this is really interesting looking at, you know, what's happening here and just seeing, you know, where, where are the, where are the different areas in the market? We know that the regions over the last couple of years have outperformed the capital cities in growth wise. But now we're getting back to the equilibrium and it's, it's kind of like when I talked about at the top of this, this call around, you know, ndis and Airbnb and all of these kind of. Trends I'm going to call them or you know, latest cash flow ways of doing things. And you know, we know that capital cities, good quality three bedroom houses and standard block in areas that people want to live with public transport are always going to be the tried and true performers. Now when we're running out of land, that means that maybe there's some infill opportunities too. The townhouses in those areas located close to the schools and the hospitals and the places of work. But we're getting back to the norm. The rental increases in the regions haven't been as much as in the cities. The houses have outperformed the units. So we're starting to get back to that equilibrium which is, you know, good quality houses in areas people want to live. And so my money is on watching those markets in the coming months. Now let's jump into some of the questions on Facebook. Hopefully I can share this. Let's have a look how I'm going to do that. Just going to see what do I have here? Nope, nothing. That was interesting, wasn't it? Remove. So let me just share a screen. I want to jump in and show you the Facebook group. Where is my Facebook group? I don't know. Let's jump over and find you guys because once I find you we can jump in and have a look because we've got some questions else put some questions through. Thank you. Hopefully you guys are seeing me and let me share, share a screen, screen window Your property success group. That looks like the one to share to me. Yes, we can see it. Let's have a look. Okay, so just so you know, here we are in the your property success club. So Elle, you've got some questions here. I'm going to be late to the session. Please recommend a home landlord insurance provider. What's the trend for facade colors these days? Everyone seems to be great. Give me some advice on who to contact regarding what name I should purchase my property in. Okay, so all good. Now the interesting thing here is that I I'm going to take the landlord's insurance question first. I did post some thoughts on this. What happened post Covid when a lot of people couldn't afford their rent, they weren't in, you know, making a income etc. There was, you know, lack of payments going on. Landlords insurance obviously will often covers that that loss of rent. Because of COVID most of the landlord insurance policies then removed that. So if you currently have a policy that includes loss of rent then it may well be that keeping with that policy is something that's in your interest. Now I've gone to. What's that? Meerkat. Meerkat, your choice or something. I've been to a couple of those compare me sites and seen previously, you know what would be the recommendation from those sites if I did take them up just to get an indication. Bit of fun, nice experience but just be aware that if you have got a policy pre2020, you probably do currently have coverage for loss of rent that you won't have any new policies. So be very careful in giving up those old policies. Terry Shear based in Adelaide the Terry Shear insurance policies have always been a standout for landlord's insurance. That's specifically why they've been developed. So they have some specific extra policy inclusions which are great. So just looking at that, you know, I know I had a Westpac landlord's insurance for three of my properties at one stage and although I don't have property in Brisbane, I noticed that during the huge floods that they had a number of years ago that most of the landlord's insurance did not cover the event of floods and Westpac did subsequently, they took it out, you know, so the policies do change. So you just need to be aware of what's relevant for you and what's specific to you and what your needs are. But just be very mindful of the fact that if you actually have a policy at the moment that includes something like loss of rent that you know, it may not be in the subsequent policy. So please compare like for like. So your next question, what is the trend with facade colors these days? Is it still gray? It seems like the whole neighborhood I drive past is dark gray. It's gosh, this is a funny question colors, because in the Ultimate Guide to Renovation we gave some colors that were just kind of stock and standard colors like interior colors or even the exterior colors like woodland gray. And I recently painted one of my properties in Sydney woodland gray or repainted it woodland gray. And it's always been woodland gray in my my thoughts are that colors come and go, but colors that but the paint lasts for a lot longer. So you know, I was watching some lifestyle show the other day and they were painting this wall a bright color and it looks great for now, but you won't need to repaint for 10 to 15 years if you get it right. So that's a lot of color to be living in that period of time. So my thoughts have always been, you know, go, go with a standard color scheme that's going to do the test of time. Find a color scheme that you like and go with that. And you know, it won't date. It's always going to look good. My thoughts on external colors have always been that the darker colors look better. Bit more regal, bit more established, you know, bit more price but bit more value. But you know it. I haven't noticed the grays the latest color. So either I'm going through different suburbs than you are or not keeping up with the trends. But yeah, my thoughts would be you don't have to play what's the latest trends game. Get a color scheme that's tried and true and stands the test of time. Your third question is about someone to contact about what name or structure you need to put your next purchase in. I can definitely send you my accountant's details and I posted previously in this in the Facebook group Mateen Anjalique, who's an expert in structuring based on the Gold coast, works with people all over Australia. It's really important to get your structuring right. Structuring is something that you know can really help your cash flow. It can help your asset protection. It can, you know, do so many things for you. But you know, I know some of the first properties I bought back in 2001 I put in a hybrid discretionary trust with the company acting as a trustee. And the whole premise there was someone's an assumi. Hasn't happened in 20 years. Touch wood. But some touch wood, someone's going to sue you and you're going to lose everything. Those structures then the banks didn't like so you couldn't refinance which really stopped, you know that progression of pulling out equity to go and buy the next property at one stage. And look, this is like 10 years ago I looked at pulling my properties out of trusts because of that and it was only cost me $90,000 in stamp duty to resell the property to me. My personal name not ideal but you know if you, you're in a partnership with someone with your husband or, or wife or boyfriend, girlfriend and one of you has a higher income than the other and you know it's aligned depending on your strategy of a cash flow or capital growth that it's going to be a better in your interest to be able to split the income or split the, the value or the capital gains etc. That's a really complex conversation that you need to have specific to your needs. So I really encourage you to go and talk to a good accountant and who understands what that is. And as I said I've got my team's details below. I'll send you some details in DM so that you can go and check those out. Okay, so let's have a look. I just want to make you aware of okay interesting little things but jump into the club and go and have a look at some of the conversations. We've got Ellen here, she's in Amada, she's wanting to contact with people. This is, you know actually this is quite funny. I used the information that we use in suburb selector software to help my son with his window cleaning holiday business with his mates. They went out to Camberwell and apparently they're too rich out there to get window cleaners because they already have their window cleaners. So we looked at the Melbourne suburbs and we looked at the sub people where people I sorted by average weekly income and we looked at percentage of renters depending we wanted less renters because they're not often going to spend money on their external window cleaning, number of properties that they could go into, door knocks, etc. So just an interesting use of census data but I encourage you to jump in here and have a look. You know there's, there's a lot of questions that are going on. There's me again, a lot of questions that are going on and you know we really do encourage people to get in there and you know, get engaged. I'm working on something at the moment pulling all my information together as most of you know I made the a bit of announcement last month how I'm restructuring my business and my focus at the moment. Obviously Investors Choice Mortgages. If you go to investorschoice.com there's an opportunity for my current clients to work with the broker that has been working with me for the last 10 years and new clients to work with a number of brokers in my network. So for those people who after mortgages, you know, I still active in that area, but I'm not actively writing mortgages myself. And the property education courses other than here. And I'll show you a link in a moment that you can buy my property courses. They're no longer publicly available for sale either. So if you go to YourPropertySuccess.com or you go to JaneSlagsmith.com you will not see my courses other than the youe Property Success Club where people could donate. We're nearly at $25,000 to come and jo this club and get the courses there. And you know, the reason behind that, and I just, you know, want to show you this, is that there is an opportunity for you to come and join me in my new Facebook group, which is your success club, not your property success club, your success club. And that's really around creating abundance. And I'm, you know, really committed to assisting people to do that. And one of the reasons why is that, you know, I, I, I think this kind of. Oh, there's Elle. She did turn up. I hope I answered your questions. If you've got any more, drop them in. But, you know, Desmond Tutu said something around, you know, I'm busy pulling drowning people out of the river, but if I go upstream, I could just stop them jumping in. And after helping people over the last 20 years in purchasing property and, you know, really assisting in that, that property space. A lot of people buy property with the goal of exiting their current situation. And the current situation has been brought about by a number of ways that they just do things. You know, they get money and they lose it and, you know, they think property is the answer. And you know, I've spent the last 20 years in working with tens of thousands of people and, you know, this is the 10th year of running these monthly Q and A calls. And what I found is a lot of people are escaping something with property. And I wanted to get to the root of that. And that's why I created the youe Success Club, because I want to talk about what are the things that can actually help people get out of, you know, those stories and those, those reoccurring issues and let them live a life of abund. And obviously that can be through property or it could be through business or could be through some other ways. But that's what I'm, I guess, looking at in the your success club and I really would love you to come and join that. I. Every last Thursday of the month, just like now at 10am rather than 12:30, 10am I will be running masterclasses and I ran one this morning on resilience. And for anyone who is a property investor, we know how important resilience is and we know that sometimes we get caught in situations where there's something going on, there's something, you know, a negotiation that's not going your way, a renovation that's not going your way, a tense situation. And we just react, we react, we default into the way that we normally act. You know, we might have flight bite, Fawn or freeze. And I can remember a situation with one of the renovations I did and the plumber came to me and said, I've just found the toilet in the laundry out the back. The second toilet is going to ground. There's no plumbing attached to it, there's no sewage. And I was like, oh my God, gotta fix it. And we went and ripped up the concrete and we put all the pipes in the sewerage and we hooked up the second toilet. I was in it, I was, I'm so fight, I come out fighting when, you know, I'm put into a tough situation. I'm like, okay, I can, I can, you know, be willful in actually making things go my way or in actual fact, if I'd taken a 10,000 step foot view and I, I took myself out of that situation, I would have looked at and going, do I need a second toilet? I definitely didn't have $8,000 extra in the budget to do the sewerage, but I just went into fixing the problem. And you know, resilience is something as investors and what I have dealt with over the last 20 years, that is a superpower that we need. But often, you know, we don't, we don't enact the best possible decisions because we're in the crisis or we're in the circumstances, things are happening to us. These are the bigger conversations that I want to have over at your success club. So I invite you to go over there. I have also created two new courses. Renovate yourself, renovate your wealth. And I would love you to be able to get that course. But if you want a taster, if you go and join that club, then you're going to get the first module for free. And it is an eye opener when it comes to money stories, which is going to be the masterclass that I'm going to talk about next year month. So last Thursday of the month in October we'll be talking about that. Come on over, get a copy of the renovate yourself renovate your wealth first module. Know that in this group I'm actively getting my community manager Dayo and community communications manager Claire to reach out to you to say come on over, join us. So please, you know, if you're, if you're in your phone and you're getting messages and you're getting messages and chats and things like we normally do, if you go over here to message requests, you might just find a message from Dayo or Claire that has said, hey, I see you're in the your property success club. Why don't you come and join Jane in your success club hit? Yes. Because once you hear from them, they're the ones who are going to be giving you those free gifts. So please don't miss out on those messages. We'd love to have you there and just in I guess finishing up. So all you have to do there is go to your, the group, your success club today. And also as I mentioned, you know I have the lot available still. I did say it was an end of financial year sale. A lot of people were saying don't take your courses off the market. Look, I'm not putting time and effort into marketing these courses. The ultimate guide to Renovation Location Masterclass, the Suburb Selector Software as of June 30th is no longer being updated. I am keeping the Suburbs Selector software data there because I spent like a lot of nights and days in getting all the census data in there on the properties and I think it's a nice historical point to actually see a moment in time. But you know, as we know, we do know how to get all of the data. The your investment property magazine is now doing their data packs every month digitally again. So I have had the guys from Investor, which I believe is a superior product to my Suburb Selector software. I had to create that because there wasn't anything out there that I felt was good enough. The market has moved on and now there are other ways for you to be able to get good data. So the ultimate guide to renovation. I'm putting those two courses together with my two new courses. Renovate yourself, renovate your wealth and your way to wealth. The magician's way Because I want people to be able to get all the information. So you know, it's pretty much $404,788 worth of value. If you someone who at one stage said I would like to have Jane's courses one day. No. The ultimate guide of renovation. Those 12 modules that take you through how to locate a property, how to negotiate all of the inspection checklists, everything that you need around the renovation, the color schemes, the box on the back, blueprint on doing the extensions, how to do a renovation, how to manage trades, all of those informations in the Ultimate Guide to Renovation Location masterclass which is a game changer on going deep into dot map analysis and the analysis on the data. Renovate yourself, renovate your wealth. That was a one day recorded course that I did online which allows us to look at the money stories that you have, have a look at the, the operating system that you're operating under and how to escape that. The next step in that is the your way to wealth and that's the seven steps to actually creating abundance throughout all of your life. Just not financially. So we've got like $5,000 worth of sales there. You can have all of them for $697. And the first 10 people who do that, I'm going to give you two months of RP data which is worth $150 a month as well. So trying to make this, you know, a no brainer for people. I know that the market's going up, I know that people are going to be making silly decisions but I want you guys to have it everything you need some water, no water to make the best decisions that you can. So please jump in there. The property courses you're going to have access to the end of this this year, 31st of the 12th. I've put that in as a date just in case they all something happens to the website. You never know and it all stops. But know that I'm in the process of putting something even more powerful together for you in accessing data for around property and it's only pretty exciting. There's no money back guarantee you're going to love it or you're going to love it because I know you're going to love it because they're amazing. So just a couple of final things. I'd love you to go and check out the courses. Please come and join my group. You know the your success club.com au is is a really exciting new venture for me. I'm really loving sharing with people. You know My understandings and my knowledge and my experience and around wealth and accumulating wealth. I'd love for you to. Let me just show you my screen here. I'd love for you to go and check out the. Your way to wealth. The. Your way to wealth. Sorry, Your success club courses, there's so much goodness in them and you know, I really would love for you to go and see what's there on the site. What's a really great little quiz that I've just discovered, just created as well, is find your money mojo. So looking at the nine personality types and just getting some insight and understanding through your, your specific answers to 25 questions allows us to understand, you know, what your financial formula is and what might be holding you back. So go and check that out. All very good. You know, I do business coaching, etc. For people as well. But at the moment, you know, I'm really keen to, to share with people, I guess, a little bit more about what I do and how I do it. So please go ahead, you know, join in, check it out and, and see what is happening because it's something that I'm really, really excited about and helping people move ahead with their wealth goals and their goals in general. So that's about it from me. You know, go and check out those new courses, check out the lot. It may or may not suit you. You need to have more information. Drop me a DM and love to hear from you. And you check out all of what's been happening in the last month in your property success club as well. Come and share your questions as always, at the end of every month on the Last Thursday at 12:30 Eastern Australian Standard Time, Melbourne time, I'm going to be answering the questions and helping you out. So that's it. If you want the lot, go and do it. 697. I'd love to be able to have and support you not just with your property goals because you know the market is once again moving, but also with all of your goals because I really believe that, that, you know, we have this opportunity to get in and create some real wealth for ourselves with the property market. Things are going up and if you're a AFL Grand Final person, enjoy Grand Final weekend. If you're in Queensland, enjoy the King's Birthday weekend. You know, I hope everyone has a great month. As I said, please, you know, drop your questions, share information here to help and give you as much support as possible. And I'll be dropping all of those links above here so that you can grab them check out the Heron Todd White information for the month. They just have insane information and it's a great newsletter to subscribe to. This month they're looking at renovation potential in different areas. Go and grab the chart pack above as well from CoreLogic. Lots of good information. Hopefully I can give you some insight on how to read those numbers and assist you. So as always I'm here to support you in in your quest for abundance. And it's one of the the greatest gifts to be able to see the life journey that people go on when they they have the opportunity to, you know, really step into, you know, creating wealth and abundance in life. Thanks Elle. Really loved having you here. Hopefully some people from Armadale put their hand up and you can contact them too. But anyhow, as always everyone here is to your property success. And until next month, have a great month. Bye.