The Problems With 2 The Properties To Financial Freedom Strategy
The 2 Properties to Financial Freedom strategy isn’t without it’s flaws. There are some problems with this strategy which means this may not be suitable to everyone.
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When it comes to the two properties to financial freedom strategy, it’s not all roses and sunshine and rainbows. There are some pros, but there are also some cons to this strategy. So in this episode we want to look at the problems with the two properties to financial freedom strategy. And so I have with me Ben Everingham from pumped on property. Hey Ben, how’s it going? Hey Ryan. How are you? Good, thanks. So rather than pretending that there’s no problems with this strategy, we thought we were just air the dirty laundry, get it out there so that you guys can assess whether or not the strategies for you knowing the downsides, some of
it as well. So Ben, do you want to quickly outline what the two properties to financial freedom strategy is in case people haven’t watched that episode? Sure. Seven, two properties to financial freedom strategy is literally a way for you to get from where you are to financial independence in worst case scenario, 25 years. Best case scenario, shorter period of time than that. So it really involves buying to very high quality houses in a quality market. And then building a granny flat on each of those two properties. So effectively at the end of it all, you pay off two houses with two granny flats outright, which gives you four pieces of income and hopefully, you know, 25 years from now you’re earning over $100,000 in today’s terms at that time in the future. So you purchased these two properties, build to granny flats and then you work to pay off the mortgage on these properties when the mortgage is paid off, then the money that used to go towards the mortgage, now it goes into your pocket and you’ve effectively achieved financial freedom.
So it’s a pretty simple strategy. It’s pretty straightforward. As far as investment strategy goes, there’s no options, there’s no subdivision, there’s like a little bit of building, which I guess isn’t the simplest, but also the strategy can be tailored and altered. So you could just purchase more properties and not build granny flats so you can get that full level of income that then it wouldn’t be two properties it would be for. So that can be more difficult. But anyway, I won’t get into that today to talk about the problems with it. And the biggest problem that I think people will have with this strategy is that it’s not a get rich quick strategy. It’s not invested in his properties. You’ll get massive capital growth over the next three years and then boom, you’re financially free in two to three years time and you can go and play golf for the rest of your life.
Unfortunately, the reality with achieving anything meaningful in your life is it does take time. So thinking about your job and how many hours every single year at the moment your putting into make 5,100, $200,000. Yeah. Not your job, Brian. The rest of us are real. The rest of us did. Um, but you know, you’re thinking about how much time we put in as individuals into work and you know, the government takes, it’s 20 to 30 percent straight the top and then blah blah blah blah blah. Um, versus, you know, so to do anything, you know, if you think about saving your way to financial freedom, it’s just not possible. And anything that is worthwhile does take an extended period of time. I just don’t think many of us realize it. Like I was at a conference over the last couple of days and it was one of those pitch fests where there’s heaps of different people’s spruiking get rich quick and then there are a couple of really good people there and I just bamboozled by the number of people running to the tables every single time they said you could be financially free and like a year or three years.
I’m just like, there’s a missing link here. And that is you make a decision and you’re taking the actions to actually put it in place.
Yup. And so this strategy isn’t get rich quick, but I liked the security that comes with this strategy is that if you follow it, if you invest in it, if you’re paying off those mortgages, then eventually over time they will be paid off. And that income that comes from the properties can go into your pocket. Now obviously there’s some risks that could happen to the market. There’s risks that could happen to the house like fires and stuff. Like that on malicious damage, which I know Ben has recently dealt with, that sort of stuff, so there’s all that sort of stuff, but that just comes with owning property, so we’re not going to really talk about that today. We’re gonna focus on the problems that are specific to this particular strategy versus other strategies, but yeah, if you’re looking for something that’s gonna, get you rich really quickly and achieve financial freedom in the next 12 months, then this isn’t going to be for you and truthfully, if you’re looking for that, you probably don’t have the right mindset to even achieve it anyway. Because if you want to achieve something like financial freedom so quickly, it takes a lot of work.
One hundred percent and not just a lot of work here. Genetic risk like to actually really sped up the process and do it in a safe way where you don’t overextend yourself and burn the whole house of cards down. He’s like thoughtful. So what are like what I do love, and I know we’re talking about the negatives, but what I love about dc is that guarantees in a very short period of time, your longterm independence and also sleeps. You’re thinking from more, okay, worst case scenario, I’m going to pay principal and interest for the next 25 years because that’s what the bank is making me do and I own it outright. Best case scenario, I’m a problem solver. I’m going to figure out how to do it in 22, 20, 15, 10 years from today. And that’s when you know when the brain is focusing on a solution, that is what we’re designed to do as humans.
And so when Ben was saying that it takes a short period of time to set up your longterm financial future. What he’s meaning by that is these two properties and the two granny flat builds can actually be done in quite a short period of time depending on how much of a deposit you have or equity that you have to be able to invest with purchasing one property. Purchasing to then building granny flats doesn’t take very long so you can effectively acquire these properties in a year, two years, maybe three years, and then then it takes time to work it off and that. That leads me to my next point. The problem with this strategy is that you actually have to do something and so we’re talking about buying quality investments in quality areas, which takes a lot of research which takes a lot of education. Knowing what to look for as well as a lot of hunting, a lot of inspections and stuff like that. This is not something that you can buy off the plan. It’s just,
it’s not just the market research, the southern identification of buying the property, but it is just having to do something makes me feel really uncomfortable sometimes, especially when it’s new. The thought of buying a couple of properties over a couple of years and building granny flats on them and understanding all of that can be quite overwhelming. I know the first time I went through the building process personally, um, it was really, really daunting because I didn’t know what I didn’t know. And you know, some things probably went a bit of a stray that I didn’t expect and so, you know, with experience and time or a partner like it can make the process a hell of a lot more simple, but it is, it’s uncomfortable like to actually set yourself up for financial freedom. Otherwise 80 percent of people wouldn’t end up on the pension or some sort of partial pension and everyone would do this and be free in the future.
Yep. And the next problem is that the strategy is extremely boring. It was like, not like, even though my last point was that you have to do something, there’s not a lot to do once, once it’s done, right? Like once you buy the properties, once you build the granny flat, so it’s kind of like, okay, you’ve got your foundation or properties, now the goal is to pay them off. You’ve got a time limit of 25 years that the banks making you do. Now your focus is how can I whittle that down? But you might be able to whittle it down to 15 years or 10 years, but that’s still an extremely long period of time without doing any sort of sexy investing. You just trying to pay off the loan. So it’s not the sexiest investment strategy. It’s not the most shiny and exciting, like it’s pretty boring. And I can imagine that over the course of 10 or 15 years waiting for them to pay themselves off, you could get bored. It could get very tedious,
it could get bored or you could just get focused on living the life that you want to lead right now. Like, you know what I mean? Like yes, it’s boring and slow, but most things in life take a little while to mature and become what they’re supposed to be. You know, you’ve helped me personally realized that there’s more to life than just, you know, business and investing, if you know what I mean. Like you’ve helped me go will, you know, it’s okay to work four days a week. It’s okay to take eight weeks off a year. It’s great to drop my kids off at school every single day. And pick them up a couple of days a week. It’s cool to go do the ballet with them on the weekend or whatever. I spend time at the beach life. If your only objective in life, which was mine for a while, is how efficient and productive and how many goals you can achieve is your taking the sand.
You’re going to be deeply unhappy. So it’s better to find your happiness 15 years earlier than it is to get to financial independence in 10, 15 years’ time and realize you’ve got no mate, you’ve got no family or you’ve just wasted chasing goals at once. You will change and don’t actually end up meaning anything for you. I think that’s a huge man. Like just enjoy the journey. Like you’re gonna do it. You’re going to figure out a way to do it quicker than 25 years and if you, if you can’t, you still get there. But just enjoy the ride. You know what I mean? Like find the things outside of just making money that are meaningful for you in your life. Or if money is your meaning, you know, start cool things that make you feel refreshed and have fun doing that as well.
Yeah, well that’s the thing. The investment might be boring and tedious, but it gives you a chance to focus on making sure your life isn’t boring and tedious because I feel like a lot of people are investing in these shiny, sexy things, but their life is boring. They hate their job. They’re not happy in their marriage, their sex life is boring, and the exciting thing in the property thing, just the secure low risk, safer thing. Yeah, and we’ve talked about this in multiple episodes before, but yeah, just that idea that you acquire these foundational properties, they’re gonna go on to achieve financial freedom. You can focus on earning more money and speeding that up, or you can shift your focus to, well, my financial future is semi secure. Now I can focus on doing work that I love. Spending more time with my family, enjoying finding the things that I like and enjoying. I wish I did that when I was striving for financial freedom that I also worked out okay. What do I enjoy in life because I really, I did get to that point where I was financially free and I was like, yeah, I don’t have many mates. I like, haven’t spent much time with my family. I have to relearn all this stuff all over again.
Say I had a sick time on my journey, but I also sacrificed a lot like I’ve made sure I’ve traveled, spent heaps of time with my friends and family and enjoy the journey, but I thought that achievement and fulfillment are mutually exclusive. I thought I’d have fun and that’s fun. Then and then he is serious. Then making money, investing Ben, where now I’m like, there’s no separation of these. Just, you know, work’s fun. Homes fine. You know what I mean? Like it’s, it’s not the big separation that it was in the past in segmenting off pieces of my life so that I could show up in different ways, if you know what I mean.
Yeah. On this I’m just like more holistic now, like about my life and showing up in all aspects of my life and I used to be really segmented about work and I would go and I would work hard and then I would be not as present with the family and stuff and now I’m just focusing on, you know, being not this, obviously you bring different aspects of yourself to work versus family life and stuff, but just having the same energy levels and being present in all aspects of life.
I think that’s so cool man. And you know, life is a journey, like you’re going to be financially free and that’s the coolest thing about it.
Yeah. Because most people won’t. Most people will work their whole lives and not be. So this is a really easy way to just acquire the properties you need to acquire and then it’s going to happen. You know, you don’t need to strive for it because most people just get distracted and never achieve it anyway. Whereas if you just stay focused, you can achieve it. Um, so let’s move on. Another one of the problems is that this strategy where you need to be with granny flats limits the locations that you can invest in, especially if you want to get that seven percent plus yield as well because you can build granny flats in Sydney, but the rental income for the houses or the yield might be so low that even with a granny flat you weren’t reached that seven percent yield. So depending on how you want to do it, it can limit your locations as well. Some councils and self don’t even allow you to rent out granny flats.
Yeah. Like you know, that’s just part of the journey. Identifying a market place that he’s going to get good longterm capital growth, but it does have that cash flow position because you know, let’s say that you buy these two properties. Anything. I only have a four percent rental yield, that’s, that’s okay. But it’s a lot of risk, a lot of data, a lot of time to just get a four percent return on a million dollars owned outright versus you know, getting a seven percent return on a million dollars owned outright. So the same amount of risk, debt leverage and time, if you know what I mean. So for this particular strategy, yield is so important and as you know, I believe capital growth is super important too. So I think it could work in Queensland right now in certain pockets. I think it can work in South Australia in certain pockets and wea, um, there’s probably parts of regional new South Wales where it could work quite well. I’m Victoria at the moment, seems to not have this training, flat strategy or concept in place yet. They do higher density in different ways but that’s always changing and it’s just about understanding the local opportunity and taking advantage of that or looking at a market place, you know, where you know, you can get your capital gains and cashflow longterm.
Yup. And so I guess just seemed to be aware of that because some people want to invest where they live or they want to invest in specific areas and this strategy might not work for you if that’s you, if the areas don’t line up with this particular strategy. But then I think it’s important to note that you don’t have to do it with buyer a house, add a granny flat to it. You could invest in positive cash flow properties. You could even invest, as Ben was saying, in properties with a lower yield that might be negatively geared. It’s not going to be as easy because the property is not going to pay for itself. You’re also going to have more to pay off in order to get the same level of income, but you could still use the same sort of idea which is buyer property. Focus on paying it off as quickly as possible and then living off the rental income. You can do that anywhere, but the two properties were to granny flats. You will be limited where you can do and you just have to decide whether you’re okay with that or not.
Yeah, I mean some people like myself, I don’t mind investing because I’m an investor. I invest where there’s money to be made and returns to be made. That for me it was in Sydney and then the central coast and the Sunshine Coast and Brisbane for other people, they just like to buy what they know and where they live in, you know? Good, good luck. Good luck to, you know what I mean? Over 25 years I think everything’s probably going to go up in Australia so it’s going to be difficult to lose if it’s a long term thing, but in the short term there’s definitely much better markets than others right now.
Yeah, dude, I just realized right now as we’re recording this strategy, I wrote about this strategy in June 2011 now, like I’m not even kidding you because I remember reading in a magazine in Australian property investor. Okay. Here it is. I found the article. I recently read a story about a 65 year old lady who didn’t need a pension because she owned just two properties and the rental income more than paid for lifestyle. She owned two homes and she had turned both into dual occupancies. Anyone company? She lives in the grant. She lived in the granny flat and she rented out the front of the property and the other property, she rents out the front end, the back of the house separately. So rather than having the foreign income, she had three and lived in one of them and then so she was living a comfortable life and didn’t need to draw from the pension too. How Fun is it?
That is awesome. Conception yourself.
That was seven years ago that I wrote about that and it’s taken us seven years to work out. Hey, this is like a pretty good idea.
Um, okay. So next problem on the list is that financing granny flats can be a bit tricky because, you know, some banks don’t allow you to do it. Some brokers and banks don’t really understand what you’re talking about, you know, more about this than me. So I’ll let you,
um, it can be a little bit of a challenge because there’s not a lot of. The reason it’s difficult for banks and for brokers to understand the product is there’s not a lot of comparable sales. Generally people that build a house. And the granny flat, or buy a house and build a granny flat, you know, those two different options hold onto them because the cash flows so good as opposed to sell them. So it’s really difficult to jump on rp data that collects all of the sales history and go, well, he’s a direct comparison property. So an example of this is let’s say, you know, a four bedroom home in this suburb is worth $450,000. Um, and you know, that’s the average sales price for 50. Then you go and put these two bedrooms out the backyard in a self contained mini house, a granny flat, some values, we’ll look at that as a house plus a granny flat.
Some values, we’ll look at that as a six bedroom, three bathroom home. Like it’s really, really distorted. Um, so there’s banks that definitely favor this product and we’ll accept it. There’s other banks that haven’t got their head around it yet. So, um, you know, over 10 years they’ve slowly got their head around it in, in New South Wales, in Sydney because there’s been so many of them bought, built. And then resold, but in other markets it’s a newer product and it’s taking a bit longer to get their head around it. So that can sometimes mean with the granny flat, you’ve got to put down a 20 percent deposit instead of a 10 percent deposit. It might mean that if you’re with a mortgage broker that doesn’t understand the product, you’ll get rejected from a bank. It doesn’t necessarily mean you’re going to be rejected. It just means the broker didn’t know which bank to buy the home with. Thinking about building the granny flat a year down the line after or something.
Yeah. So it’s really important that you talk to your broker about this strategy before you. Is it important to talk about it before you even buy the home?
It’s important to talk about it for you by the home because you need to find one of the lenders that is gonna allow you to construct the grinding flight after you build the home. So I think it’s really important to start that conversation early, but it’s. I think the best way to do it is to buy the home, get the home rented out and then go back and as a separate construction loan, which, you know, the granny flat builder will provide you with to give to the bank, um, you know, then to go get a separate construction line for the actual granny flat. So during the construction you’ve got an income source coming in from the house as well.
Yeah. So obviously always seek professional advice. We’re not mortgage brokers, so because isn’t personal advice, but um, yeah, that’s just what some other people have done. Also, construction can be scary for some people as well. It’s one thing to buy a house that already exists. It’s another thing to then try and build something on top of that, you know, people worry about how’s the construction going to go, how long is this going to take, what are the builders dodgy or this sort of stuff can be scary and overwhelming for some people.
There are legitimate concerns because there’s a lot of dodgy builders in Australia. Um, you know, there’s a lot of dodgy paper and the granny flat space that have jumped into short term dollars. So it’s important from a building perspective to get a fixed price contract to talk to at least three builders. I think that’s very, very important. And to have a bit of a checklist where you can compare one builder versus another, um, it’s important to not commit money before you put that fixed price contract in place. It’s important from my perspective as well to get to make sure that you’ve got a, even a fixed price contract, I guarantee around building timelines in delivery. So some of these guys won’t have that in the contract and it could take 20 months. Yeah. It’s also really important to have a guaranteed timeline for the bill. And so the granny flat builder that I work with, it has a guarantee that he’ll build the product in eight weeks. If he doesn’t do the product in eight weeks, then he’ll pay you a penalty every single day. So those smart little things that I’ve learned from building a lot of products for myself and for clients means that, you know, some of those big issues can, you can, you can get around them if you’re thoughtful.
Yeah. And so I’m trying to think what else. There is problems with this. Oh, another one is that for this strategy to work, you do have to take action early. So because you’re investing in these properties and we’re talking about a 25 year lifespan to pay them off or maybe you could cut that down. It’s still a long period of time. And for people who are our age around in their thirties and stuff like that, that’s fine. Even 30 plus 25 years, 55 years, still be financially free. Well before most people have even finished working. He still got 12 years on everyone else, but if you’re older and further down the line or if you’re in your fifties or sixties or something, then you might not like this strategy as much because it will take longer in order to get that financial freedom.
It’s a challenging thing like you know, law for those people that started early in anything and the professional athletes when they’re in their twenties are the ones that started at five and got into rep sport. We’re now 10 and went through all of that stuff and properties, no different if you’re starting in your twenties, thirties, forties, these strategies nice and easy. If you’re starting in your fifties and sixties, they can still work very, very well, but you know, you don’t have 25 years to pay it off, so it means that you’ve got to take on more risk, more potentially more deadly theory if you’re going to buy other properties with the intention to add value to them and then sell them in the future to wipe debt or you’ve got to start businesses or you’ve got to work second jobs or your partner’s got to go to work, you know, to pay off that debt and the lighting.
You start this whole thing. The harder it is to do it in a 25 year, very, very long term secure timeframe. I suppose that doesn’t put pressure on your life. So it, you know, unfortunately that’s the world that we live in. If you’re just getting started at 50 to 60, it’s fine. You know, the cool thing about that is you probably got a good chunk of super behind you and you know, maybe the strategy could be one inside, one outside of super after talking to you financial planner and accountant and figuring out a plan with those guys about how it could work for your situation.
Well, you can even alter it as well so you may not get to the point where your loan’s fully paid off. But over time if you increase the rents or you’re getting the guild and there’s positive cashflow, rather than taking all of that positive cashflow and focusing on paying off those loans as quickly as possible, you might be able to use some of that positive cashflow. So you still paying off the loans over 25 years. But then whatever is positive cash flow on top of that, you might be able to take that out and put that into your lifestyle. So you won’t be getting as much as if the loan’s fully paid off. And all the rent’s going to you minus the expenses that you have, but you could still get a bit to supplement your super or to supplement your pension or to supplement whatever it is. So you could still invest this way, reap the cash flow benefits of it, but just not the full benefits that someone who’s had more time to fully pay off their loans would get
they. The other thing is, you know, what’s the flip side of not taking some sort of action, and I’m not saying it’s the cheap property strategies, the right way. Like there’s clearly some negative things you’ve talked about today. There’s also some awesome positive things, but the flip side of doing nothing is guaranteed to end up with just whatever you’ve got in super or on the pension and that having to grandmas or one grandma that’s ended up on the pension, one grandma that’s now selling a house to survive. It doesn’t feel good, man. Like you shouldn’t go all the way through your lifetime. And they both enjoyed their life and they both had good and bad and tough lives as well. Um, but like come on man, like we live once, it’s not that difficult to actually put something in place 30 years before you need it just in case things don’t go the way that you think they’re going to, like this is kind of like the just in case everything else fails. I’m still going to be financially free strategy but that’s not the way that we work. Like once you’ve done that you get the confidence to consider other things as well and those other things can dramatically speed up the process if you have any sort of ability to solve the problem, which is time for yourself.
Yeah. And I think a lot of people get towards older age and they just kind of give up on trying things and give up on trying to make their life better. I remember working with a pharmacist who was 55 and I talked about this in another video but she just hated her job, like hated pharmacy with the progression. And I was like, why don’t you go and do something else but do something? And she’s like, no, I’ve only got 10 years left, so I might as well just say that in like 10 years.
Are you kidding me?
Like that’s so much time and my mom calls 60 the youth of old age and people are going to be living longer, healthier, longer, and so don’t, don’t throw in the towel too early. Even if you are older than me and Ben, don’t throw in the towel because I’m sure there’s still a lot of good years that you have ahead of you. As ben was saying, if you do nothing, you basically end up with nothing. But if you invest then you know. Yeah.
And calculated investment. Like you might be at a stage of life and in a position where investing is deadly for you and it could be the wrong time in the property cycle and you can get really bent by investing. Like you’ve got to be aware of all these things. I’m not saying that this is the perfect strategy for all times in a cycle, but the cool thing about this is it doesn’t rely on capital growth. So even if the values of the property drop by 30 percent worst case scenario in your retirement, you’re still getting the cash flow from those properties and you’re still financially free, which is why when you created this concept, man, I gravitated towards it so much personally because it is just, it just, it just is secure things and for a lot of us like me, you know, security is a big reason and a big motivator. Fear is also a good one for a lot of people, like the fear of ending up on the pension, the fear of not being secure when you need to be and you know, like fade off that stuff and just put in a smart plan if you’re young enough and if you’re in a strong enough financial position that’s not gonna over leveraged you, you know, put the plan in place now and you know, watch the tree grow over the next 25 years in, speeded up if you can.
Yeah, split it up or draw it if you can. So that kind of lists all the problems that we could think of. If you can think of more, feel free to leave them in the comment section down below, but basically I’ll summarize real quickly before we sign off is that it’s not a get rich quick scheme. It does take time to do this. You actually have to do something and take action. You know you’re not just going to get rich but not doing anything. It’s not sexy and can be extremely boring once you’ve acquired the properties and you’re just trying to pay them off and you need to be patient with doing that. You can. It can limit the locations where you can invest, so you need to decide if you’re okay with that. Financing can be a little bit tricky, so again, that’s another hurdle to overcome.
Construction can be a bit scary, but we talked about some of the ways to overcome that as well. We have other videos talking about construction and working with builders if you want it to check those out and also it really rewards people who take action earlier in life versus later in life and so they have a few problems. Obviously there’s also the problems that come with investing in any type of property, so you’ve got risks associated with that. Ben was touching on market cycles before. You don’t want to invest in the wrong area, you don’t want to invest at the wrong time of the cycle. Then you’ve got risks of tenants. You’ve got risks of damage to the properties, all that good stuff that you already know about. If you’re thinking about property investing, you know those risks exist. So this is not by any means a perfect strategy at all. Uh, by no means appeals to everyone or should be done by everyone. You need to assess whether you feel like this is a good strategy for you. If this is going to work with who you are as a person. Um, is there anything else you would add to that then?
No, I think that’s a really comprehensive list, man. Like there’s positives and negatives with everything, but if you don’t take any action, you know where you end up as well.
Yep. And so yeah, we hope that this has been insightful to you guys. If you’re one of the people that are like, I really want to invest using this strategy, but it does sound a bit overwhelming and a bit difficult for me. I would love if there was someone out there who could just help me do this, that they could find me the properties. Help me build the granny flats. If that’s you. I know a guy named Ben and his company over at pumped on property. They actually specialize in this product and so if this is something that you interested in but you don’t want to do it yourself and you the help, then Ben and his team over at pumped on property or offering free strategy sessions to listen as avant property. So if that’s you and you want one of those free strategy sessions so you can get clear on your goals, talk about this strategy, how you can implement it, and then you can either choose to work with pumped on property or you can go off and do it yourself. Either is fine. If that’s you and that sounds interesting. Head over to on-property dot com dot EU for our session and I’ll leave the links in the description down below as well, so head over to their, uh, and you can pick a time in the calendar that suits you. Have that strategy session. Get clear on where you are now and what you need to do to get these two properties and to build your financial freedom. So again, that link is on property Dotcom, forward slash session. That’s it from us. Until next time, stay positive.