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Many people dream of building an impressive property portfolio in order to live off the generated cash flow later in life. But it’s not always that easy, and the outcomes are not always rosy – so here are seven quick tips to help the average investor climb the property ladder.
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Time is of the essence
The sooner you start to build your portfolio the sooner you will be investing in your own financial future. But the time has to be right for you personally, you have to be ready for the commitment and be in the right position financially.
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Goal Setting
Those who set goals are already positioning themselves in the right direction and can focus on how to reach those goals. Ask yourself, when do you want to buy your first property? Or your second or third? Make your goals realistic and think clearly about how you plan to reach them.
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Research
<a href="/expert-insights/investing/property-as-part-of-your-investment-portfolio-three-of-the-best-of-mark-bouris">Mark Bouris of Yellow Brick Road</a> says the best investors spend time attending auctions, monitoring sales trends and tracking suburb growth figures to gain an insight into how much they should expect to pay for their properties.
Also look for an area that has rental demand. By simply asking someone whether or not a particular suburb is good or not, means you have not done adequate research.
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Take action
Rich Harvey of PropertyBuyer says to be successful in property investment, you not only need the knowledge, you need the courage to take action.
“Most people that go to seminars and read books do not do anything. They gain the theoretical knowledge, but very few use it themselves,” says Harvey.
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Start on the right path
The first investment property will often be the most important purchase an investor will make, as poor property selection at the beginning can set you back.
“The property selection process will dictate whether the buyer will be able to grow their portfolio to a second, third, or fourth investment property,” says <a href="/expert-insights/investing/your-first-investment-property-will-set-up-the-rest-of-your-portfolio">Lauren Staley director of Infolio</a>.
Do you research and make sure you’re going to benefit from your first investment.
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Diversify your portfolio 
Investors should diversify their portfolio by buying properties in a range of locations, different suburbs within a city or different stages. A portfolio should also comprise of investment across different price ranges. <a href="/expert-insights/investing/diversify-your-property-portfolio-to-minimise-risks-mark-armstrong">Mark Armstrong, director of iProperty Plan</a>, says this provides more flexibility when the time comes to sell and free up equity. Armstrong also suggests diversifying between apartments and houses.
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Build a team of professionals 
No property investor knows everything so it’s important to get advice from the professionals. Bouris suggests consulting a solicitor or accountant about your tax position as a landlord, use an insurance broker to get the right insurances, and spend some time finding the right property management company.
Harvey says a critical person on your team is a licensed buyer's agent, who can help you develop a strategy for your situation.
"Buyer's agents can quickly shortlist the top suburbs for growth or yield using sophisticated research tools. They can uncover off-market deals, new listings and hot properties via their established networks. To understand a local property market can take the average investor months, but using a buyer's agent can take days," says Harvey.
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Building a property portfolio isn’t for the average investor; you need to be a super investor willing to put in the hard yards. The first step is to have the courage to take action, do your research and build your own professional team.
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How to: Build a property portfolio in seven easy steps

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As apartment developments are popping up left, right and centre, the term ‘off the plan’ is increasingly prominent.
These apartments, offered to buyers before they are built, are generally listed at a cheaper rate with incentives sometimes pinned on.
Here, we look at the upsides of buying off the plan and what it all means.
Buying an off the plan apartment is ultimately “buying sight unseen”, according to John Carfi, chief executive officer of Mirvac Residential. Therefore it’s important to buy from a reputable developer and builder with a good track record.
“Off the plan properties can deliver great returns to investors, providing a stable rental income, the potential for capital gain and tax benefits through depreciation and negative gearing,” says Carfi.
Carfi says a well-designed property, which has a high level of amenity and is close to infrastructure such as public transport, schools, shops and open space, is more likely to attract a higher rent and be easy to let.
If you’re planning on buying off the plan, you should always research the area and contact the local council to get an understanding of the area zoning and any pending development applications, to avoid investing in a development jungle.
Buying off the plan generally, but not always, means buying at a better price.
“When developers first offer their new projects they often offer them at discounted prices in order to secure required pre-sales for the bank,” says Ross Le Quesne mortgage broker at Aussie Home Loans.
“When the required number of pre-sales is met and construction begins the prices generally rise. 
“Therefore, for investors who commit early to an off the plan purchase there is often a good price incentive,” says Le Quesne.
Buyers who purchase in the first release are also offered a greater selection of apartments than buyers in subsequent releases or at completion, according to Adam Sparkes director of sales and marketing at Crown Group.
“Those who get in early also have more choice when it comes to position and aspect,” says Sparkes.
A positive of buying off the plan means you are also locking in the current market value, which may increase between the purchase date and the settlement date. Off the plan apartments only require a deposit until the development is complete, which also gives you time to organise your finances.
As an off the plan purchaser you may get to customise your new property. Often buyers may have a choice of finishes to choose from including different colours, tiles, various fixtures and fittings as well as layouts, which the developer may be able to incorporate such as merging two apartments into one large one.
There are also various government grants and stamp duty exemptions to first time property buyers.
“Off the plan developments can sometimes prove to be a good opportunity for first home buyers to get into the market faster, with most state governments offering first home buyers significant incentives,” says Kevin Lee, buyers agent at Smart Property Adviser. 
Another benefit of off-the-plan properties is the tax depreciation benefit; the newer the property, the more tax deductions are available. The buyer is able to claim depreciation on their tax for items including fixtures and fittings.
“As the benefits are greatest when the property is brand new – buying off the plan maximises your available tax deductions,” says Paul Biller principal of 1st City Hasemer &amp; Caldwell-Eyles. 
Before purchasing an off the plan property, research the developers and builders to know who you’re buying with, research the area and any pending development applications and always consult with your accountant on what tax benefits you’re eligible for.
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