Thursday, October 1, 2009

Guarantee Property Investment method


There are 2 embedded messages in this insurance article (1) and this financial freedom (2) talk.

(1) Build a passive income instead of thinking how to keep an active one
(2) You don't need Money if you have a solid finance plan

This article is about how to achieve both using property investment. But before we proceed, you must agree with a few pre-requisite concepts that were explained by this site before;
Income is a pre-requisite to Personal Finance but NOT a part of it, so amount of income is irrelevant to the strength of a personal finance plan.

Passive Income is achieved when you use 1/100 effort for an income.


Personal Finance is NOT the same as finance, Personal Finance is simple, straight forward and usually there is an obvious single best method.
Here are the 2 things to focus on; ( and these are strict requirements )
  1. Buy a property with Other People Money ( OPM )
  2. Rent the property out higher than repayment amount
By OPM this means using absolutely NO MONEY from your own pocket at all ! That's RIGHT ! You should get 100% or more loan in order to buy a property. If you can't get that, it only means 2 things; you don't have the right property OR you haven't used the right method yet. When you break this rule, you will also bear the consequences that this deal may NO longer be a personal finance tool.

If you borrow money, you have to pay it back. Your rental income must be more than your repayment amount. If you cannot ensure such a condition before the purchase, it is a NO DEAL ! When you break this rule, you will bear the consequences that this deal may NO longer be a passive income tool.

Remember this is all done at personal level, nothing fancy like real estate business world - which is earning much more but as an active income.

Impossible to get 100% loan and rent so high you say ? Then this is NOT your cup of tea. Period.

Both of these can be achieved by looking at only ONE factor - the actual buying price.

When you find a property, first identify its real worth. If it is a standard property then just refer to market price. Once you are convinced on the tenant-ability, then buy the property below its worth. For example,
A property worth $ 130,000 renting at $600 per month.

A 5% interest on $130,000 for 30 years may result a monthly repayment of $700 - which fail rule #2. Every month you are paying out $100 from your own pocket for someone else to use your property.

If you borrow less loan ie. $100,000 your monthly repayment is less than $550 which has positive monthly cash flow but this fails rule #1. In short, you have to fork out $30,000 now in order to get back $50 a month.
The rule of thumb is always buy a property 20-30% lower than its worth. So you buy above property at $ 91,000. Bank values the property at $130,000 and may finance you 80% or $100,000. After deducting all the fees, you may get $5,000 cash up front and then $50 every month. If the property price goes up in future, capital gain is to your advantage. If it goes the other way round, the risk is shared by the bank. A rock solid plan personal finance plan !

The lowest finance one should accept is 100% ( example above is 110% ) and the lowest net rental income is ZERO. It is ok if you have to pay some lawyer fee and stamp duty to buy a property. It is also ok to have your tenant pay your monthly repayment in full. Anything worse than that, is NOT a personal finance method.

But how often can you buy a rentable property 20-30% lower than its market price ? Not very often, not very often at all. There is only 1% chance of this will occur.

Can normal people like you and I get it ? Absolutely !

The funny thing is most property investors are Active Income chaser. They do NOT follow these rules strictly. Sometimes they don't care about 100% financing, other times they don't care about renting. Most of the time, they just have no patient. So they don't really bother this 1% of the pie. ( An example of property investment that is highly relying on capital gain alone )

Other non property investors simply DO NOT believe such things exist, hence they are not grabbing this pie neither.

In Kuala Lumpur I can be offered such opportunities 4-5 times a year.

Finding such opportunity should take more creativity than hard work. As of exactly how and all the methods of how to find them .... are whole new topics that are even more complicated than stock investment. Which is why not covered by malpf.

Stock investment is the highest level personal finance tool malpf promotes, Property investment is NOT within the 1Picture system. A good personal finance solution is straight forward, repeatable and practical. Property investment has too big a room to play about and most people get deviated and get into debt instead.

But if you follow this fundamental property investment method strictly, the most often said location factor is now secondary. Anyone anywhere can obtain unlimited passive income no matter how little money he has to start with.

8 comments:

TheCurious said...

Hi,

Maybe you can comment on this "very unique investment" too :

http://www.nvmc.com.my/latest_event_ING.asp

Michael Tsen said...

believe it or not, I actually suggested to David he should build their products and services into an insurance plan 6-8 years ago.

By now it seems like the work to get a new combine product into the market is no easy thing and take about 3-4 years to realize even a simple idea like that.

overall its not a bad idea at all, the chances for a landed funeral to have capital gain is generally higher than property's.

however, this type of hybrid products are more suitable for medium to higher end consumer groups for now.

don't forget you can get simpler funeral arrangment at a fraction of cost else where. After all, we should treat the old well when they are alives, not after they are gone.

Horlic said...

For my rental property investment principal, zero cash flow is my bottom line on rental versus home loan instalment.

Michael Tsen said...

Thats very good Horlic, its a simple and fundamental principal but unfortunately many property investors did NOT adopt.

Vibe said...

really this is best blog thanks for the time you took in writing this post. You’ve an inspiration for me. You know more about the Property Investment Brisbane visit at Property Investment Brisbane

Buy Villa Ahmedabad said...

Real estate returns are generated in two ways. First, the income return comes from tenants' rent payments. The income return is a straightforward calculation because all you need to know is how much cash remains after all property expenses have been paid.

savings accounts said...

Great property investment method. I know that investing method are highly speculative and risky too. That's why I salute you to your post. More info on high interest savings account.

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