In this episode, we discuss a case study of two investors who have a negatively geared portfolio that is losing $320k a year in cash flow. While the investors have a sizeable portfolio, the new tax rules and high-interest rates mean that the properties are in the red. We talk through what these investors can do to improve the cash flow of their portfolio and what they'll do to get their property portfolio right for the long term.

In this episode, we discuss how property investors can choose the right builder for their renovation project. To walk us through what to do, we are joined by property investor Ilse Wolfe. Here, Ilse shares what to look for, what questions to ask and how to create a short list of builders to look at. Ultimately, this will help you find the right builder for your project in any market.

In this episode, we discuss the top Kiwi property investment shows and series that teaches you about property investment and how to buy your first home. These include shows produced by CoreLogic, Steve Goodey, Tony Alexander, Property Couch and Michael Yardney. Ultimately this allows people to continue learning about property investment ... even if you don't feel like paying for it.

In this episode, we discuss whether property investment seminars offer mind-blowing value or whether they are just hot air. This includes the pros and cons of these seminars, what they cost, and whether you can just get the same information online for free. The seminars discussed include those produced by Tama Singh, Michael Burge, and those produced by Kenyon Clarke and Steve Goodey.

In this episode, we go through three case studies of investors who were turned down by the bank but who have purchased properties anyway. We go through which non-bank lenders each investor used and what would have gone wrong if they couldn't get the money to settle the properties they were already committed to buying. Ultimately this well help investors purchasing new builds and existing properties to renovate.

In this episode, we discuss the worst building materials in history. This is so first-home buyers, homeowners and property investors can know what to look out for when going to open homes and inspecting potential property purchases. These materials include dux quest piping, weatherside cladding, asbestos, lead-based paint and monolithic cladding. We also go through what can go wrong if you buy a property that has some of these building materials used on or within the property.

In this episode, we discuss the debt-to-income ratios (DTIs) that have recently been introduced by the Reserve Bank. We discuss how the Reserve Bank has granted itself the power to bring in debt-to-income ratios at any time and the timeframe and circumstances for when and how they could be introduced. We go through what this means for lending policy and what this could mean for the future of capital growth.

In this episode, we discuss a case study where an investor had their "suburb swapped" by the local council. We discuss how this happened and what it means both for the rent and the future value of the property. Ultimately this will be beneficial for all investors, home buyers and first-home buyers who purchase properties on the border of two suburbs.

In this episode, we discuss whether interest rates will increase after the Reserve Bank's most recent OCR announcement. Andrew and Ed walk through what the Reserve Bank announced in their latest press releases and what's happening with wholesale interest rates. Ultimately property investors can use this information to decide how long to fix their interest rate for. We also mention Andrew's weekly newsletter Private Property which you can sign up for by clicking the link.

In this episode, we discuss the 9 things that could go wrong with your new build investment property – specifically while it's under construction. You'll also learn how to fix any issues as they arise. The potential problems include: 1) what if the property drops in value during construction, 2) if the expenses on the property change, 3) if the bank won't lend you the money once the property is built, And 6 other potential issues.

In this episode, we discuss whether first-home buyers should bite the bullet and purchase a property if they plan to move overseas within the next couple of years. This is based on a question asked by Ravi – an attendee at one of our recent first-home buyer events. We walk first-home buyers through what they need to think about, including: 1) whether they will actually move overseas, 2) what your living situation will be if you move, 3) whether you'll want to come back to New Zealand, and 4) what you think the market will do over before you move overseas?

In this special bonus episode, you'll hear the audio from the recent Property Live webinar where we looked at 'The 2 to 5 property leap- How to grow your property investment portfolio' where we looked at strategies to grow your property portfolio.

In this episode, we discuss the do's and don'ts of open homes. This includes what to look for and what not to say. We give you tips on what to ask your real estate agent so you can negotiate hard and also why you don't need to worry too much about how the property is built. Ultimately this episode will help first-home buyers, movers and property investors know what to do at an open home.

In this episode, we are joined by Ilse Wolfe to discuss the 6 most common renovation ideas that property investors have in New Zealand … and whether they actually make you any money. We've specifically chosen renovation ideas that are not already included within the Cashflow Hacking process since we already frequently talk about these. The ideas discussed include adding a deck to a property, double glazing the windows, landscaping, painting the exterior of the house and adding solar panels. We also mention that if you want to get coached by Ilse on your renovation projects ... check out the Opes Accelerate Coaching programme.

In this episode, we discuss whether property investors should wait 6 months before they start investing in property. We go through the cost of waiting 6 months to buy a property and how much property prices tend to change over any given 6-month period. This helps us understand how property prices might change over time and gives you a sense of whether you should wait 6 months to invest (or not).

In this episode, we discuss a case study with Andrew Nicol about when property investors should use interest-only mortgages. Andrew shares how a pair of investors he's been working with was a bit confused about whether they should use a principal and interest or interest-only mortgage. Andrew shares what they decided to go for and the three key reasons why. Ultimately this allows you, as a property investor, to decide which sort of mortgage you should use. Want to find out what your mortgage repayments will be on an interest-only mortgage? Use our interest-only mortgage calculator here.

In this episode, we discuss 3 different property investment nightmares and how to fix them. These case studies come from real posts on the Property Investors Chat Group, a popular New Zealand Facebook group. This is to show you not only what can go wrong in property investment ... but also how to avoid these bad things happening in the first place. We also mention that the new Opes Partners website has just gone live. Click the link to check it out.

In this episode, we go through a list of the top 8 property lawyers in New Zealand. This includes property lawyers across Auckland, Wellington and Christchurch. This gives property investors a range of lawyers they could potentially use when investing in property. We also share the number of deals we've worked on with each lawyer so you have the confidence that these recommendations are based on experience.

In this episode, we discuss how investors can choose properties that work as short-term rentals on Airbnb and other platforms. We talk through how to choose the right area to invest in and then how to analyse the area using AirDNA. Ultimately this teaches property investors what numbers to look for when considering investment properties for the short-term rental market.

In this episode, we discuss whether property investors should choose to purchase from a big or small developer when buying a new build property. This includes the pros and cons of both options so investors can decide which is the best option for them.

In this episode, we follow up on yesterday's episode and share the 5 reasons why property prices won't turn around in 2023. This includes the risk of persistent and ongoing inflation, house prices that some consider still too high, and incoming taxes that impact property investors. Ultimately this property market update allows investors to make an informed decision about when to purchase their next investment.

In this episode, we discuss the 6 reasons that property prices could turn around in 2023. These reasons include positive net migration, improving house-price-to-income ratios, rising wages, a tight labour market and improving house price momentum. This allows property investors to consider when they should make their next investment. This episode effectively doubles as a property market update. To keep things balanced, in tomorrow's episode, we'll talk through the 5 reasons why property prices won't turn around in 2023.

In this episode, we are joined by Derry Brown – a property investor and financial adviser. Here we discuss a case study of some of the investors Derry has been working with. He shares how this couple plans to build a passive income of $140k over the next 20 years. And we also mention our My Wealth Plan software which is absolutely free to use and find out how much of a wealth gap you have.

In this episode, we review Liberty Finance and the lending products they offer for renovations-focused investors. We go through the types of loans the non-bank lender offers and how they can be used by investors to keep investing even when the main banks say no. This includes discussing situations where Liberty will lend to investors with as little as a 20% deposit. This lets property investors begin their property journey with less money.

In this episode, we discuss whether Du Val – an Auckland-based property developer – will go broke in the near future. We detail the warnings the Financial Markets Authority has sounded about the developer's mortgage funds. We also discuss the recent news that a Du Val-related entity has gone into a court-ordered liquidation. Finally we discuss how long their properties are taking to be built, and how that could impact the cash flow for the business. We also mention our: YouTube review on Du Val properties Article review on Du Val properties

In this episode, we discuss the finer details of borrowing money to invest through a look-through company. When an investor decides to purchase a property through a look-through company (or a trust) they will often need to sign a personal guarantee. This means that if the investor stops paying the mortgage, they are on the hook for the money they owe (rather than the trust of the look-through company. We go through what this means and the different options property investors have to protect themselves.

In this episode, we discuss how an investor can continue borrowing money on interest-only for as long as possible. This is based on the story of a Queenstown-based investor who messaged into the show and is struggling to get her mortgages approved for interest-only. This is causing stress for her household budget as all her mortgages are currently on principal and interest.

In this episode, we discuss how to read a property management statement. We go through real examples of property management statements, picking up on any anomalies within the statements. Ultimtaely this will help property investors get a sense of what money comes in and goes out when working with a property manager.

In this episode, we discuss a set of financial projections that have been prepared and marketed by Williams Corporation. We go through the numbers presented in these cashflows and unpack whether they are robust (or not). This includes looking at whether all the correct expenses have been included, whether the rent is correct ... and even whether the purchase price is correct. All of this is so property investors can understand the hidden risks of accepting a developer provided cashflow.

In this episode, we are joined by Simran (Sim) Kaur from Girls That Invest to discuss how she became a millionaire at 26. We walk through her property investment journey and talk about the first home she purchased in Hamilton, and how she's renovated the property. We also discuss her next moves in property and how she splits her investing between shares and real estate.

In this episode, we discuss a recent column written by Mary Holm for the New Zealand Herald. This column discusses whether a potential property investor in Auckland should buy an investment property (or not). We go through Mary's column line by line to show whether we agree with her advice or not. Ultimately this is to show the differences between New Zealand financial commentators, including their points of agreement and disagreement. We also mention that you can read Opes Partners Disclosure statement, which goes through the important information about how Opes Partners operates.

In this episode, we are joined by property investor, Ilse Wolfe from Opes Accelerate⁠, to discuss how much a renvoation costs for an investment property. We walk through each of the Cashflow Hacking steps going through exactly what each step costs. Ilse shares that the average renovation typically costs between $60 - $80k, and that the sweet spot is usually $65k. However, this depends on the value of the property and a number of other factors.

In this episode, we discuss what property investors and landlords should do if their tenants don't pay rent. This includes the practical steps to take (such as contacting your tenants) and the specific legal steps you need to take. This is useful for property investors ... even if you use a property manager. This is because you need to understand the steps that your property manager will take to get the rent paid and anything they can do to remedy the situation.

In this episode, we discuss a recent Tenancy Tribunal case where the adjudicator determined that the property investor had set the rent too high. We go through the tenant's response and how that decision to increase the rent impacted the landlord/tenant relationship. We also discuss what the tribunal's decision really means for property investors and whether there is a limit to how much a property investor can increase the rent for their tenants.

In this episode, we discuss the different types of insurance that property investors need. Rather than cover the standard insurance like house insurance and landlord's insurance, we dig into life insurance, income protection insurance and mortgage protection insurance. We go through the instances when these types of insurance would be useful to a property investor, and the point when a property investor could comfortably cancel these policies. Ultimately this helps property investors understand the types of insurance policies they might need (and the ones that they don't). We also mention that we are holding a First Home buyers seminar in Christchurch and a First Home buyers seminar in Auckland. It's free, click the link to register.

In this episode, we discuss whether property investors should consider investing in the West Coast, a small region in the South Island. We go through the reasons why property investors have historically been interested in the West Coast – namely the cheap property prices and the relatively high rental yields. However, we go through some of the reasons that should give investors pause, such as – the declining population, the derelict state of some of the houses in the region, and the relatively low population of tenants. Ultimately, this balanced view is so you can make up your own mind about whether investing in the West Coast is the right fit for you or not.

In this episode, we discuss a case study of a couple from Blenheim who has created a plan to build a $120,000 passive income. Andrew walks us through the story of how Aaron and Natasha were both 57 when they first met Andrew. At the time they had already paid off their own home. They'd also put a sizeable cash deposit down on an invetment porperty that was currently under costruction. Andrew walks us through how the couple has purchased other investment properties since then and how they are currently on track for that $120k passive income.

In this episode, we are joined by Carl Comber from Comber and Comber to talk about how to stage your property the right way. Carl, also walks us through case studies of where homeowners have been able to sell their properties more quickly and for money after staging their properties. This Stuff article also gets a mention, which discusses whether staging is a con, or a can't miss.

In this episode, we discuss the difference between good debt and bad debt.  This includes a discussion about the types of debts that will hold you back from growing your wealth – credit card debt, personal loans, car loans and AfterPays. Whereas, we define good debt as the sort of borrowing that will drive your wealth creation forward. For instance, student loans, loans that allow you to buy investment properties and business borrowing. 

In this episode, we discuss how some property investors need to be more realistic when considering what they'll do in property investment.  We specifically talk through some situations that would be realistic and some other scenarios that would not be realistic for a property investor to attempt at the early stages. 

In this special bonus episode, you'll hear the audio from the recent Opes Accelerate webinar where we were Ilse and Dani looked at the ways that two Kiwi couples have cashflow hacked their property portfolios and and have made $100,000 through renovating their rental properties, how they did it, and where they are on their property journeys.

In this episode, we discuss how much money Kiwis need to invest in property based on a range of situations.  For this, we use the Investment Ready spreadsheet and run several case studies to give you a sense of how much income each property investor would need to purchase their next investment. We also mention our upcoming First Home buyers seminar in Christchurch and the First Home buyers seminar in Auckland. It's free, click the link to register.

In this episode, we discuss the difference between Growth and Yield properties.  This includes how you as a property investor can tell the difference between the two types of properties and the reason why each type of property has its own unique characteristics.  For instance, why do growth properties increase in value faster but have a lower rental yield?  And, why do yield properties increase in value more slowly, but have a stronger rental yield?  We also mention that we are holding a First Home buyers seminar in Christchurch and a First Home buyers seminar in Auckland. It's free, click the link to register.

In this episode, we go through TradeMe listings to discuss the sort of properties you should buy, as a property investor, and which ones you should stay away from.  We specifically focus on New Build investments in Christchurch and Auckland, since that's what we have the most experience in, here at Opes Partners.  Ultimately, property investors can use the information in this episode, when they are searching for properties online. 

In this episode, we are joined by financial adviser, Stevie Waring, to discuss a case study of a professional rugby player, who is looking to build a property portfolio.  We go through the unique challenges of being a professional athlete, especially around how they will often be on a high income initially and then their income will often drop once they retire from their chosen sport.  This provides a short window where they can set themselves up financially while they are active in the game.

In this episode, we discuss the Reserve Bank's most recent increase in the OCR and how this will impact mortgage interest rates.  We go through our mortgage interest rate predictions and walk through the comments made by the Reserve Bank Governor and senior Reserve Bank staff at their most recent press conference.  This is to help property investors get a sense of how high interest rates will go in the next couple of years. 

In this episode, we discuss how Kiwi property investors can self-manage their investment properties.  To be clear, this is NOT something we generally recommend on this podcast. But, because some people are dead-set on managing their own rentals – this episode gives a step-by-step guide for how to do it anyway.  This includes getting the right property management software in place, how to do background and credit checks on your tenants, and how to do your inspections. We also mention that you can get a MyRent software demo here and MyRent background check demo here.

In this episode, we are joined by property investor, Ilse Wolfe from Opes Accelerate to discuss which councils are the fastest and easiest to get building consent from.  This is specifically for renovations-focused investors who are applying the Cashflow Hacking principles.  In our experience, the easiest council to get building consent from is Christchurch City Council, followed by New Plymouth District council. The worst performing council (in our experience) is Auckland Council.