10 Mistakes Young Property Investors Make
As a young investor there are a lot of mistakes that you can make that can cost you thousands, or worse set you back years towards your goal of financial freedom. Here are 10 common mistakes young investors make.
0:00 – Introduction
1:05 – #1: Not doing enough research
3:52 – #2: Just looking to buy locally
7:44 – #3: Assuming things will always get better
9:57 – #4: FOMO
13:05 – #5: Not having an end goal and plan to achieve that end goal
15:56 – #6: Jumping from strategy to strategy
18:23 – Book a free strategy session – https://onproperty.com.au/session/
19:10 – #7: Getting emotional
22:04 – #8: Having a different direction to your partner
24:46 – #9: Purchasing the property under joint names when you don’t need to
27:52 – #10: Getting sold a dream and trying to get rich quick
31:38 – Treat this as a business and take it seriously
33:05 – It is a long life
5 Tips For Young Property Investors http://feeds.soundcloud.com/stream/609927003-onproperty-op674.mp3
As a young investor, there’s a lot of mistakes that you can make that can cost you 1000s of dollars or worse can actually cost you years in your progress towards financial freedom, or whatever your financial goals are. So today I have with me Simon Everingham, buyer’s agent from Pumped on Property. How’s it going, Simon? Yeah, good. Thanks. And today, we’re gonna be talking about 10 mistakes that young investors make. So I’ve definitely made some of these mistakes myself, I probably still do from time to time as a perfect, how
about us on and I think most people make at least one or many of these mistakes coming into this journey. I think, predominantly because of emotion. So essentially, what we want to do is take that emotion out and start thinking logically,
yeah, and so if you can go through this list and recognize whether or not you’re making some of these mistakes, and then hopefully avoid some of these mistakes, then maybe we can save you 1000s. And, you know, cut years of your progress towards financial freedom. So what’s the first mistake there, Simon?
I think the first mistake is not doing enough research. So a lot of young investors hear about their parents or their friends or a family friend, whoever it may be, they hear a positive story about property. And they think that it’s never going to end they think that it’s always going to rise in value. And they just go ahead and purchase any old property, as opposed to really breaking it down and understanding what property investing is, why you want to invest in property, what I doing it for, and figuring out what is the best buying opportunity for me right now, in my current circumstances.
Yeah. And that will line out with some other things we talked about, about having a plan, having a goal understanding where your purchase fits in that. But that’s something so many young people do is just, they just dive right in. And it’s understandable that you get totally excited about investing in property, totally excited about moving towards your financial future. But really taking that time out, to do your research, understand what you’re buying and why. And then look at what areas you’re buying in, what type of property is going to get you towards your goals is so important. And I know, from when you saved your deposit to when you actually purchase your first property, Simon, it was like six months or something like that. And then I like,
yeah, 18 months. So yeah, it was it was a long period of time. But it was a blessing in disguise. Because at the beginning of that 18 months, I wasn’t ready. But I didn’t have a defined strategy, I didn’t know enough about the property market to successfully purchase a property. So taking the time to educate myself and do the research was just a godsend for myself. And now I’m really happy with the purchase that I made. And there’s zero regrets. So there’s no bitter taste in my mouth, from making the wrong decision. Now, what I hear a lot of people doing and I’ve had friends do it as well, they purchased the wrong asset at the wrong time for the wrong price. And that’s the first Hey, welcome to property. And it’s like a big slap in the face. Like here, you just purchased a property off the plan or a house and land package for X amount of dollars, it comes to the valuation time at settlement, and its value $50,000 less than what you paid for it you just like, what what do you mean, people make money from property, I just got stung $50,000. And, you know, if you do take the time you do the research, you can try best to avoid those types of situations.
Yeah, and that leads us into number two, which is a lot of young investors will just look to buy locally. So it’s very understandable why this happens, you know, your local area, or you feel like you know, your local area, what the good spots are, etc. But the problem with this is just buying locally, just because you live there, just because you know that area doesn’t mean that that’s going to be the right area for you to invest in, in order to achieve your financial goals. So investing is just a vehicle to achieve what you want to achieve financially. And buying locally doesn’t mean that that market is at the right time of the property cycle or that that property is going to give you the right amount of rental yield or the right amount of growth or the right risk profile for you.
Yeah, one like a metaphor, I guess or idea that I try and explain this situation is people invest in the share market now. Young people may not in what you’re doing there is you’re investing in another company and you’re banking on the fact that the people that Running that company are going to do the right thing by you to make sure that your dividends get higher, the value of your investment continues to get higher. So you’re putting all of your trust into another person and intangible asset. And then when people are thinking about buying property, they’re just like, Oh, well, it always rises in value. So I’m just gonna buy, you know, in my local suburb or within 10 kilometers of where I live, rather than doing the research and figuring out okay, well, Australia is a massive country. We know, people have done extremely well from property, how can I get the best result? Does that kind of make sense? Yeah. And I think explaining it?
Well, I think the mistake that gets made here is thinking locally, you think you know, an area, but when it comes to investing in property, some of the things that you need to know when you’re researching a suburb is like, what are average incomes in that suburb? What’s the growth in population in that suburb? What’s the vacancy rates in that suburb? What’s the DSR score of that suburb? all this sort of stuff that you need to know as an investor? Just because you live there locally, chances are, you don’t know this, like if I was to ask you, Simon, where you live, right now? What is the vacancy rate of that suburb?
where I live, there’s a vacancy rate of less than 2%, you actually know, you just ruined my point, man. Well, I love this stuff. Of course, I’m going to know,
like, I know, you invested out of suburb like you invested, not where you locally live, so I kind of assumed you wouldn’t know. But you actually do so okay. But most people wouldn’t know that.
But one thing that on top of all of those different things that you just mentioned, which is so important is looking at the performance of that area over the last three years, the last five years in the last 10 years, because you know, your 10 year average may be, you know, really low, which shows me that that area hasn’t performed too well over the last decade. On the other hand, it may have performed exceptional over the last three years, like if you looked at the suburb that I live in at the moment, which is Medina, in Queensland, really beautiful suburb, it’s going up by like 30% plus over the last three years. So what that tells me that suburbs go on like it, it is not the right time to purchase that because I’m paying 30% more compared to three years ago. So you know, you don’t want to be purchasing at the very top you want to be purchasing before a market has started to rise.
Yeah, or just as it’s rising, as well. And so point number three was something that I definitely a mistake that I made as a young investor is just assuming that things will always get better, or that things will always work out. So assuming that each year as I grow in my career, or as my business grows, that I’m obviously going to make more money. And I each year that’s just going to go up and up and up. And then I’ve been through times where we had kids. So we lost one wage, because my wife at the time starts working, you know, or we’ve had business downturns or I’ve been through a separation, things happen as well, in your investments. Sometimes they go up, sometimes they go down, things don’t just always move in an upward trajectory. And I was talking to a friend about this yesterday, who is also younger than me, like early 20s. And they were kind of struggling with this concept that, you know, life doesn’t just move in this like standard upward trajectory, that it does go in cycles, and sometimes things the stars align, and things work really well. And sometimes they don’t. And so I think being prepared for that in the way that you invest, don’t just assume that it’s going to go well. And don’t just assume that your the income that you have now is always going to be the same or higher. Because there are times in life where that is definitely not the case.
Yeah, and I think this comes back to doing your research and understanding how property works. Like if you didn’t understand, like property works in cycles. So you know, at a different point in that cycle. Property markets rise in value, they sometimes decline in value, and they sometimes sit flat. So there’s never always amazing performance in property. Like if you looked at Sydney, the nine years prior to 2011, it sat completely flat and did nothing. And then it absolutely cranked and now because how a cycle works, it topped out now it’s losing value again. So doing your research and understanding how these things work to employ that into your strategy. So you can try and try and get a good result or try and minimize the amount of mistakes or or limit your risk as well.
Yeah, well and doing your research also minimizes your chance of making mistake number four which is having fomo so fomo for those out there who may be oldies listening to this and don’t know what it is fomo stands for the fear of missing out so i definitely been caught up in this in my own life when i invested in cryptocurrency i discovered the technology but i discovered it shortly after it pete and while i could have taken things slow and learn about the technology and learn about market cycles before i invested there was definitely a sense of fomo that caught me up in that that i was like okay i need to invest now otherwise i’m going to miss out and that kind of forces you when you’re in fomo you skip doing the research and i think what i found the best way to get out of fomo is to really just have a clear strategy and understand where this investment fits in your strategy and try not to get greedy and know that if i implement my strategy i’m going to get there
yeah and if you’re going against the grain and not following what everybody else is doing then you’re not going to get the fomo like you want to be the change maker not the not the follower so it comes back once again to doing your research and understanding how that works like i’ve had for example i’ve had friends that drop in the southern suburbs of sydney and at the end of 2016 they’re young couple they’ve worked quite hard they’ve got their deposit together they’re looking to purchase their first home and this is in a period of time where every single property was going to multiple offers so that means that the property had more than two offers so you’re competing with a whole bunch of people what this can do is it can jack up the price because people get emotional they say okay i’m going to put an offer on this property but so another four or five six people that you’re competing with then because you want that property so bad you push up your offer you push it up higher higher and you may end up paying 10s of 1000s of dollars over market value now i had a friend do this at the very end of 2016 i missed out on about four properties got so emotionally drained from the process that he ended up just purchasing a property like $40,000 over market value at the very peak of the market and literally two months after he purchased it almost before settlement that property started declining straightaway so before he’s even moved into the property it’s worth less than when he actually purchased it for because he got so emotional he was sick and tired of missing out on these properties all he wanted was a home so he stopped caring about his goals his needs his strategy he just wanted to get into the market and was like i’ll do anything it takes just to get into the property market so that’s a prime example of fear of missing out that fomo and it just can be an absolute killer
it definitely can be and so i’m going to skip we had as point number 10 but i’m going to make it point number five and that’s not having an end goal and not having a plan to achieve that end goal so so much of what we’re talking about with fomo and buying locally and not doing your research is not actually having a plan in place of what you want to achieve financially why you want to achieve it and how you’re going to get there so if you don’t have an end goal and if you don’t have a plan and a strategy to achieve that it’s so much easier to make all of these mistakes that we’re talking about whereas if you have a strategy if you have a plan like simon did it makes you less likely to jump into things that aren’t going to work for you financially do you want to talk about your experience simon of looking at the property market missing out on properties because you made offers that weren’t accepted but you went in you had a plan in place you know what you wanted from a financial perspective and how that lined up with your long term goals so you want to talk about what was the experience like buying a property when you had a plan versus maybe someone who didn’t have a plan it was surprisingly simple
yes i got emotional at times and a bit frustrated after i missed out on the second property that i put an offer down but at the same time i knew i was targeting a couple of suburbs that i wanted to be in i knew that in these two suburbs over a 12 month period there’s over 300 properties that are being sold so by now if i miss out on two there’s going to be another amazing opportunity that’s going to come around at some point in time so i didn’t have to rush into anything i didn’t have to make any emotional decisions i knew exactly what i wanted to buy i knew exactly where i wanted to buy and i knew exactly how much i was willing to spend on that property as well so i had a very clear plan a very clear strategy so that when i started missing out on these opportunities it didn’t ruffle my feathers too much i knew that something else was going to come up and i knew if i stuck to my plan it was all going to work out in the end and the good thing about this is the property that i purchased ended up being much better than the first two that i put the offers on anyway so sometimes when you stick to your plan you’re patient you do research you understand exactly what it is and it’s not about going oh i’m going to target 10 different suburbs spread out all over you know brisbane i’m going to target houses townhouses unit development sites like that is not a plan that is just you know that’s just not a plan but yeah well that is
point number six which is jumping from strategy to strategy or having multiple different strategies that you may want to implement that’s just yeah you don’t really know what you want so you kind of open to everything which sometimes being open to opportunities is great but often when it comes to investing being focused is way more effective
i think for first time investors having a very strict plan is really important i think once you become a bit more sophisticated and a bit more successful you can have a bit more of an open mind and if a great opportunity comes across you can do due diligence and consider that but when it’s your first property when you’re just getting into the game you need to be laser focused on exactly what it is you need to have one or two suburbs you need to know if you’re purchasing a house because we know over the last 25 years in australia houses have outperformed units by over 96% you should know you know the land size that you want to be purchasing you should know your price point you should know the style of property that you’re purchasing is it going to be a renovator is it going to be renovated or is it going to be brand new you need to know exactly what you’re going to be purchasing and there’s videos of us when i was developing that strategy and still saving up my deposit and i was kind of flicking through a few different ones and that made it really difficult but then when it came to crunch time and i finally got that deposit together i knew exactly what i wanted and that made it so much easier
you know without having one clear strategy then allows you to focus on that and understand all the little nuances that come with that strategy if you are looking at assignments at 10 different suburbs and multiple different opportunities it’s very hard to fit in your brain everything that you need to know to understand what a property is worth how it’s going to match up with your financial goals and stuff like that whereas if you have one plan just a couple of suburbs you can become an expert in those suburbs and in the property types that you want to invest in which means you’re going to know exactly what the market value is you’re going to know exactly how it’s going to impact your finances and then you’re going to know a great deal when you see one whereas if you spread yourself too thin you’re not going to know what’s going to be good or what’s going to be a bad deal because you’re just not educated enough because you’re not focused enough and that’s gonna lead you to potentially make more mistakes so at this point if you’re thinking that yep okay i need help setting a strategy i don’t know what my strategy is but i want to get a clear strategy so i can be laser focused and work towards achieving financial freedom then simon and the team over pumped on property do offer free strategy sessions so you can jump on the phone with them you can talk about your situation you can talk about your goals and then they can help you work out what sort of property investment strategy is going to work for you so if you go to onproperty com au forward slash session then you can learn more about that book a free strategy session and learn what strategy is going to work for you and then you can go and implement that yourself or you can hire pumped on property to do it so again go to onproperty com au forward slash session or i’ll leave the link to that in the description down below so that leads us to renowned the point number seven which is people get emotional so i guess we kind of talked about this with fomo and that fear of missing out but there’s also other emotions that come with investing as well
yeah and you’ll find with all these 10 mistakes that we’re talking about today they really tie into one another and once you start to figure me out step by step you’ll overcome a lot of these mistakes and avoid them as well so emotion is the toughest one like we’re emotional beings were humans so it’s you’re always going to feel happy or sad or frustrated or you know calm you know you’re gonna feel these emotions but you can’t let them control your decisions because as soon as you let your emotions take koba it’s going to be the wrong decision this is an investment this isn’t an emotional decision what we’re investing for is to set ourselves up to be in a better position in the future than we are today it’s not because we like it you know what i mean so take the emotion out do your research implement your strategy understand your plan and get extremely laser focused on exactly what you need to achieve and when those emotional times come up it’s really good to have a mentor or have a support network that can help you overcome these challenges because we’re all going to experience them there’s no doubt about it you’re out on the road with me ryan once when we’re looking at a property for myself and it just did not suit my strategy but because i was a little bit run down from emotion the run down from this i was just like i want it like i really wanted it it’s got potential but potential isn’t what i needed so and then you
had me in your ear going like no
it wasn’t so much that i said don’t do it it’s just more like i was there to kind of i guess be a point of reason and to say yeah look it is an opportunity but there are these issues with it and it could take you know 10 years in order to achieve what you kind of want to achieve with this property is that how long you want to wait you know is that the first step that you want to take and just yeah to be a mentor and have that voice of reason can really help you when you do get emotional
yeah definitely it’s hard to do this on your own because especially if you’re inexperienced or you know you’re a young investor or first time investor it’s really difficult to overcome all of these challenges and having that support network around you is really important and you know if you don’t have that support network around you then that there’s ways that you can overcome that or people that you can reach out to to help you make make those right decisions and hold your hand
yeah and okay the next one that we have is when you have a different direction to your partner do you talk about this one so i’m okay because i feel like i didn’t really experience this at the time because i was married in our lives was so intertwined
yeah so you know you you got married and had kids quite young but that’s probably not the majority
most people don’t get married at 20 really
no they die
this is a shock to me
like i talked to lots of first time investors lots of sophisticated investors and one thing that i’ve always found is that there is one person in the relationship that is holding the other back someone may be really passionate about property investing and wanting to get into the market or wanting to expand their portfolio but the other ones holding them back and not not allowing them to move forward and just recognizing this is a step forward but i think a good way to overcome it is to be a team you know you’re in a relationship together for a reason you should love one another for a reason and this is you know a journey so it can’t be one sided you need to be on the same page so if one person is really interested in it in the relationship and the other is not try and share with them the things that got you really excited about investing whether it was a book whether it was a podcast a youtube channel you know a blog post whatever it might have been like sharing them getting them to experience what you experienced when you first started thinking about this so you can come on the same page and make these decisions together now i’ve got a friend down in sydney that is just about to start the build of his second property up here and he actually just got engaged as well he’s probably your neighbor actually lives in grenada at the moment and he really wanted to set himself up financially by purchasing a couple of properties he worked really hard earned a good income purchase a couple of properties but his girlfriend who was kind of a bit more conservative grew up in a community that investing wasn’t really talked about making money wasn’t really talked about so she had no idea about investing or why it was important to do it sooner rather than later and they obviously live in sydney as well as their relationship progress she wanted to purchase their own home but he knew that it was the wrong time to be purchasing their own home in sydney and they should be investing in taking advantage of other markets while they’re in a better phase of the property cycle because he knew that if he did purchase in sydney it would likely push his financial freedom by 10 years like that means he has to work for an extra 10 years so what he did is he sat down with the gave a rich dad poor dad she read the book he shared with us some videos of ours i’ve had conversations with her and now she understands the value of property investing and they’re both on the same page and it’s made their decisions so much easier and their relationship so much stronger because now she’s not holding on to this dream of owning their own home and they understand that okay well i need to make some strategic decisions at this point of our life before we have kids before we’ve got dependents and higher expenses in our life you know making a couple of these really important decisions
yeah and then that leads us to the next one which is something that happens when you do have a partner and you’re looking at investing and this is i guess a more minor mistake compared to fomo and not doing enough research and stuff but that can be purchasing the property together under joint names with a joint loan when you don’t necessarily financially need to so obviously it makes a lot of sense from a relationship perspective to have both names on a loan and what you do is eventually up to you neither myself nor simon or financial advisors or mortgage advisors but the reason that this can be a mistake is that when it comes time to invest in property number two or property number three is that when banks are assessing your loan risk and how much you’re liable for etc even though you may have a joint loan together the banks are going to look at okay you currently have this joint loan together let’s say you want to go and buy a property in your own name you’re thinking okay i’m only liable for 50% of this line because we’ve gone 5050 in this property but the bank’s thinking well no like if your partner just disappears off the planet let’s say something happens to them or you know they move overseas or you break up and they’re like i’m not paying for that loan well then someone’s got to pay for it and that’s going to be you and so effectively like when it comes to loan risk you can be responsible or seen as being responsible for the full loan even though you’re only in it 50% and so that can affect your borrowing capacity in the future and obviously speak to a mortgage broker about what the best option is for you when you purchase but that’s definitely something to consider and when you’re younger and you don’t have dependents and stuff like that it can potentially be easier to get a loan in your own name versus down the track when you’re someone like me who has three dependents now it can be a lot more difficult and you might need to go in together in order to make it happen so that’s something to think about something to talk to a mortgage broker about but yeah just be careful about that one and then the last one number 10 is really getting sold a dream and trying to get rich quick
there’s so many property marketers out there property spruikers out there that are selling off the plan units house and land packages that have a vested interest in selling you into absolute shit they sometimes have really high commissions that aren’t disclosed to you could be 10s of 1000s of dollars it could be up to $100,000 sometimes you don’t know the tough thing is is these guys are professional salespeople like they are really good at what they do they come in in their nice suit and tie they’ve got all these data all these statistics that uh you know fabricated to sell you the dream but then when it comes down to it when you look at the fundamentals does it really stack up is it really what’s going to perform the best and there’s so many people out there that want to help you get the right result but there’s also so many people out there that just don’t give a rat’s ass about who you are what your plans are or how this is going to affect your long term situation so being really diligent asking the right questions understand what are they getting out of this and doing your research and understanding exactly where you want to be in the future and how is this purchase right now going to help me get closer to that longer term goal
yeah so again like that comes back to the stuff we’ve talked about which is having a strategy having a plan in place know exactly what your financial goals are and what types of properties that are going to line up with that and when you have that in place when something comes up and it looks too good to be true you can really put it in the framework of okay is this actually going to move me towards my financial goals or not and it can also raise red flags with you as well so if you start seeing things like get guaranteed rental returns run basically because those guaranteed returns are getting paid for somewhere. And that’s generally paid for in the sales price. But if you have a plan in place, if you’re looking at the rights of those, if you know those suburbs, and you’ve done your research and you know that the vacancy rates in those suburbs are extremely low, because you know, the demand is there, you don’t need a guaranteed rental return, you don’t need a guaranteed like that, it’s definitely going to be rented because you know that you’re investing in the right area. So a lot of these sales tactics and stuff like that works on people who haven’t done their research and don’t have a plan, and then get sold into something that they shouldn’t buy. But, you know, if you’re going to be more educated, if you’re going to go out with a plan, then this is less likely to happen to you. But if someone’s selling you the dream, and it sounds super easy, and it’s too good to be true, then, you know, be careful. Yeah, so it takes time, you need to stick to the fundamentals, and you need to understand the financials behind it as well. So you’re not going to get sold a dream if you can actually look at the financials, and you can understand the financials yourself. So we talk about the two properties to financial freedom strategy. There’s lots of videos out there that we’ve done looking at the financials behind that, it’s actually even though it sounds amazing, like two properties to financial freedom, it’s quite a conservative strategy that leads to baseline financial freedom. So we’re not selling like excessive wealth or trying to say that you’re going to achieve that at all. It’s you get to baseline financial freedom, and then you can go on to build wealth in whatever way that you want. But yeah, understanding those financials, understanding the fundamentals is going to help you stop getting sold into a dream or some get rich quick scheme, we’re going to get stitched up.
Yeah, one, one thing is, there is some big money to be made in property, especially once you’ve got a long term approach to this. So it’s really important to treat this as a business to treat this, as you know, your side hustle. If, if at bay, because you’re putting lots of capital down to purchase these properties, then what you’re working towards is financial freedom. So if it takes, you know, one hour, two hours a week of really educated learning and figuring all of these different ideas around getting a great property out like it’s, it’s going to allow you to make a better decision, make a more educated decision and speed this journey up. So treating it like a business, give it give it the time that it deserves, and not just rush into and go, I don’t have the time to focus on this, like, you’ve got 40 hours a week to focus on a job that may pay you, you know, between 60 to $120,000 a year. Why would you not put a focused amount of time into understanding something that can be just as profitable as your own job like that to properties to financial freedom strategy, that’s a strategy to help you achieve $100,000 worth of passive income. So I think it’s worthwhile putting in the effort putting in the time and doing doing the necessary steps to to make these right decisions and not make all of these mistakes that most people do.
Yeah, and understand that it is a long life that as a young investor, even if it takes you 10 1520 years to achieve financial freedom. So you’re starting this at Simon’s age, which is 26. Say it takes him 20 years, he’s going to be 46. Now that is 20 years, or more than when most people retire. So I think retirement age Val Simon is like 67. Okay,
but Well, that’s fair. That’s fair. Our parents, yeah, they gotta pay for us.
Yeah, but and then a lot of people will continue to work above that. So understand that it’s a long life play the long game, if you try and get rich quick, you may actually set yourself back because the chances of getting getting rich quick, so slim, like you may as well just go out and buy a lottery ticket, if you want to try and get rich quick. But if you got a diligent strategy, if you play the long game, and understand that it’s a long life, then you are more likely to achieve financial freedom early. And then you’re going to get 20 or 30 years of financial freedom where everyone else is still working towards that. And so you’re going to have the freedom to have those choices in your life and do what you want to do. So there you have 10 different mistakes young investors make, I’m sure we didn’t cover all of them. There’s lots of mistakes that you can make. But hopefully this will help you to avoid some of these until you set yourself up for a better financial future. If you want to check it out, then do check out those free strategy sessions by going to onproperty com.au forward slash session. And while you’re here, go and check out the previous video that me and Simon did where we provided five tips for young property investors. So I’ll link up to that or you can get it in the description down below. And until next time, stay positive