在描述房地產(chǎn)投資者時(shí)，有兩個(gè)極端。
一端是那些喜歡經(jīng)過實(shí)踐檢驗(yàn)的真實(shí)方法的人，他們更喜歡拘泥于一套熟悉的方法。他們的理由是，‘為什么要走出我的舒適區(qū)?只有未知的痛苦!
另一端是那些樂于冒險(xiǎn)的人。這些投資者一直在尋找一種“該死的后果”前景。他們熱衷于先發(fā)現(xiàn)機(jī)會(huì)，然后搶在別人之前，而很少考慮到危險(xiǎn)。
每個(gè)投資者都能在規(guī)模上找到自己的位置，但最成功的是那些能在這兩種類型之間找到平衡的人——能夠以一種看似無(wú)畏的方式定位和旋轉(zhuǎn)，同時(shí)仍能保持一種審慎的風(fēng)險(xiǎn)應(yīng)對(duì)方式。
這是一個(gè)流動(dòng)性很強(qiáng)的投資者。
以下是我對(duì)如何在投資時(shí)變得“像水一樣”的一些建議。
1. 正確開始
“流動(dòng)投資”指的是那些愿意參與澳大利亞房地產(chǎn)市場(chǎng)各種投資類別的買家。
流動(dòng)性強(qiáng)的投資者可以滿懷信心地進(jìn)入不同的領(lǐng)域，因?yàn)樗麄冋J(rèn)識(shí)到，構(gòu)建一個(gè)成功的投資組合應(yīng)該包括多元化，而機(jī)遇并不僅僅存在于一個(gè)地區(qū)或房地產(chǎn)類別。
作為一個(gè)流動(dòng)投資者，成功的關(guān)鍵首先是建立一個(gè)堅(jiān)實(shí)的財(cái)務(wù)基礎(chǔ)。
成功的投資者定義長(zhǎng)期目標(biāo)，并確保他們的道路將允許足夠的緩沖，以便他們的第一和第二項(xiàng)投資為未來(lái)做好準(zhǔn)備。
盡管一些高風(fēng)險(xiǎn)的投資者可能想在不考慮未來(lái)財(cái)務(wù)不利因素的情況下投資，但這是愚蠢的投資，而不是流動(dòng)性投資。
如果沒有首先建立一個(gè)可靠的基線投資組合，你就不能安全地利用未來(lái)的機(jī)會(huì)。
2. 下水前先檢查一下
雖然我鼓勵(lì)每個(gè)人在進(jìn)行房地產(chǎn)投資的過程中不斷學(xué)習(xí)和成長(zhǎng)，但試圖應(yīng)對(duì)一個(gè)新的地點(diǎn)或房地產(chǎn)類型的“冷”會(huì)讓人心痛。
只有當(dāng)你完成了做出明智決定所需的知識(shí)基礎(chǔ)之后，你才應(yīng)該做好嘗試新事物的準(zhǔn)備。
提問，閱讀文獻(xiàn)，分析數(shù)據(jù)。對(duì)可能的投資進(jìn)行一些“預(yù)演”，看看它們是否符合要求。
如果不了解和理解你所投資的資產(chǎn)類別和地點(diǎn)，你只是在投機(jī)，而不是投資。
3.顧問就是一切
成為一名好的流動(dòng)性投資者，是要向那些在你之前開辟道路的人學(xué)習(xí)。通常，這意味著依賴于他們?cè)趯I(yè)領(lǐng)域的專業(yè)性和經(jīng)驗(yàn)。
例如，作為一名房地產(chǎn)投資者，我做得很好，但我也喜歡將投資組合多樣化，變成證券。
我還意識(shí)到，只有在沒有專業(yè)指導(dǎo)的情況下，我對(duì)股市的了解才足以讓自己陷入麻煩。因此，我很高興地依賴于我信任的長(zhǎng)期股票經(jīng)紀(jì)人的建議。
如果你正在考慮進(jìn)入一個(gè)新的房地產(chǎn)投資領(lǐng)域，那就努力與有經(jīng)驗(yàn)的專業(yè)人士見面，并與他們交談，他們能幫助你找到一條安全的道路。
保持流動(dòng)性
我知道要求流動(dòng)性強(qiáng)的投資者“具有流動(dòng)性”聽起來(lái)非常簡(jiǎn)單。
流動(dòng)性意味著你有充足的現(xiàn)金流做緩沖。這是每一種策略的基石原則，但它對(duì)流動(dòng)性投資者的重要性怎么強(qiáng)調(diào)都不為過。
流動(dòng)性允許你在不冒任何風(fēng)險(xiǎn)的情況下利用任何新的機(jī)會(huì)。這意味著你可以順利過渡到新的市場(chǎng)，因?yàn)槟阌芯彌_的安全性。
但是請(qǐng)記住——如果你的流動(dòng)性不強(qiáng)，而且你的財(cái)務(wù)狀況很糟糕，一個(gè)錯(cuò)誤的選擇可能會(huì)讓你的計(jì)劃陷入財(cái)務(wù)困境，那就靜靜地坐著別動(dòng)。在建立儲(chǔ)備的過程中，最好讓幾個(gè)機(jī)會(huì)從你身邊溜走，而不是做出一個(gè)錯(cuò)誤的選擇，導(dǎo)致整個(gè)計(jì)劃崩潰。
5. 著重基礎(chǔ)
要知道何時(shí)從一個(gè)市場(chǎng)轉(zhuǎn)移到另一個(gè)市場(chǎng)，需要跟蹤兩個(gè)市場(chǎng)的基本面。
觀察這些公認(rèn)的供需經(jīng)濟(jì)指標(biāo)是市場(chǎng)表現(xiàn)的一個(gè)方向標(biāo)。
跟蹤建筑審批數(shù)量，關(guān)注收益率，關(guān)注拍賣清倉(cāng)率，并緊跟金融動(dòng)向。
觀察這些有關(guān)市場(chǎng)的基本指標(biāo)會(huì)告訴你什么時(shí)候該把注意力從一個(gè)轉(zhuǎn)移到另一個(gè)。
6. 元素變化
當(dāng)我談到從熟悉的投資轉(zhuǎn)向多元化時(shí)，我指的不僅僅是地理位置。
談到機(jī)會(huì)，流動(dòng)性投資者是無(wú)國(guó)界的。當(dāng)他們的投資領(lǐng)域出現(xiàn)競(jìng)爭(zhēng)時(shí)，他們會(huì)欣然接受。這時(shí)就該開始往更遠(yuǎn)的地方看了。
當(dāng)然，距離并不是唯一的方式來(lái)定義獨(dú)特的房地產(chǎn)選項(xiàng)。
我們還在討論不同的價(jià)格部門——即使在相同的地理區(qū)域，每個(gè)部門的表現(xiàn)也可能不同。
例如，市場(chǎng)會(huì)隨著人口結(jié)構(gòu)的變化而變化。隨著一個(gè)地區(qū)較低價(jià)格部門的需求達(dá)到峰值，新的人口結(jié)構(gòu)可能會(huì)導(dǎo)致一波需求轉(zhuǎn)向較高價(jià)格階層。
還有屬性類型的差異。雖然投資型住房目前“不受歡迎”，但一些購(gòu)房者將受益于在同一地段購(gòu)買自有住房。
商業(yè)投資是另一種靈活投資組合的方式。對(duì)悉尼投資者來(lái)說，這已成為一個(gè)特別有趣的領(lǐng)域，因?yàn)樗麄冊(cè)谧≌瑑r(jià)格見頂后紛紛追求更高的收益率。
其他的選擇可能是挖掘具有簡(jiǎn)單的小開發(fā)潛力的大的分配，或者您可能在翻新交易中看到機(jī)會(huì)。
在財(cái)產(chǎn)提供的所有變化中保持流動(dòng)性。
7. 畢業(yè)
如前所述，在改變策略之前，您需要準(zhǔn)確地了解項(xiàng)目，但是您也應(yīng)該避免過快地跳入未知領(lǐng)域，不管您需要多少知識(shí)。
重要的是要循序漸進(jìn)地獲取知識(shí)——以一種有分寸的、有機(jī)的方式成為一個(gè)越來(lái)越老練的投資者，而不是急匆匆地前進(jìn)。
例如，我不建議您將小型開發(fā)項(xiàng)目作為您的第一筆交易——不管它看起來(lái)有多好。相反，你可以從一所房子或一個(gè)單元開始，或許在那之后可以搬到一個(gè)小的翻新或擴(kuò)建項(xiàng)目中。
當(dāng)你確實(shí)進(jìn)入了一個(gè)小的開發(fā)階段，嘗試一個(gè)簡(jiǎn)單的項(xiàng)目，如土地分割，然后再處理建設(shè)交易。
敏捷并不意味著愚蠢。
流動(dòng)投資是一種通過房地產(chǎn)獲得巨大收益的合適方式，但你必須保持理智，否則就有被淹沒的風(fēng)險(xiǎn)。如果你想在靈活的同時(shí)獲得更多的成功，我們會(huì)提供幫助。
There are two extremes on the risk spectrum when it comes to describing property investors.
At one end are those who like tried and true approaches, preferring to stay rigidly within a set course of familiarity. They reason, ‘Why go beyond my comfort zone? There’s only pain in the unknown!’
此文章出于
<STEVE WATERS, 4 Feb 2019>
At the other end are those who are happy to take some chances. These investors are constantly on the hunt with a, ‘damn the consequences’ outlook. They’re keen to spot opportunities first, and pounce before others with scant regard to the dangers.
Every investor will fit somewhere on the scale, but the most successful are those who can find a balance between both types – the ability to pivot and spin in a seemingly fearless fashion while still maintaining a measured approach to risk.
This is a fluid investor.
Here are my tips on how to become ‘like water’ when investing.
1. Start right
Fluid investing is for buyers open to participating across the spectrum of investing categories broadly on offer in Australia’s property markets.
Fluid investors can step into different realms with confidence, because they recognise that building a successful portfolio should include diversification, and opportunities don’t just exist in one location or property sector.
Key to success as a fluid investor is first establishing a firm financial foundation.
Successful investors define long-term goals, and ensure their path will allow plenty of buffers so that their first and second investments set them up for the future.
While some high-risk types might want to jump in with scant regard for future financial downsides, this is foolish investing, not fluid investing.
You just can’t safely take advantage of future opportunities without having first established a solid baseline portfolio.
2. Check the water before you jump in
While I encourage everyone to learn and grow as they move through the ranks of real estate investment, attempting to tackle a new location or property type ‘cold’ will lead to heartache.
You should be prepared to try something new only when you’ve completed the knowledge groundwork needed to make smart decisions.
Ask questions, read literature, analyse the data. Do a few ‘dry runs’ at potential investments to see if they’ll fit the bill.
Without knowing and understand the asset class and location you’re pivoting too, you are just speculating, not investing.
3. Advisors are everything
Part of becoming a fluid investor is learning from others who’ve blazed the path before you. Often, that means relying on talented professionals in their field of expertise.
As an example, I have done well out of being a property investor, but I also like to diversify my portfolio into securities.
I also realise that I only know enough about the share market to get myself into trouble if there’s no professional guidance. As such, I happily rely on the advice of my trusted long-term stockbroker.
If you’re thinking about shifting into a new property investing space, make the effort to meet and talk with experienced professionals who can help you navigate a safe path.
4. Be liquid
I know – asking fluid investors to ‘be liquid’ sounds entirely obvious.
Being liquid means you have buffers of equity and cash flow in place. It’s a cornerstone principle of every strategy, but it’s importance to fluid investors cannot be overstated.
Being liquid allows you to take advantage of any new opportunities without risking everything. It means you can transition smoothly into new markets because you have the security of buffers.
Remember though – if you are not liquid and are skating along your financial edge where a wrong choice could tip your plans into fiscal oblivion, just sit still and don’t move. It’s better to let a couple of opportunities pass you by while building your reserves than to make one wrong choice capable of bringing the whole scheme crashing down.
5. Watch the fundamentals
Knowing when to move away from one market and into another involves tracking the fundamentals across both.
Watching those well-established economic metrics of supply and demand is an indicator of how markets perform.
Tracking the number of construction approvals, keeping an eye on yields, looking out for auction clearance rates and staying abreast of finance movements.
Watching these fundamental metrics on markets of interest will tell you when it’s time to switch your attention from one to the other.
6. Morph across elements
When I talk about diversifying away from familiar investment, I don’t just mean by location.
Fluid investors are borderless when it comes to opportunities. They readily accept it when one of their investment stomping grounds has run its race. That’s when it’s time to start looking further afield.
Of course, distance is not the only way to define the distinctive real estate options.
We are also talking about varying price sectors – each of which can perform differently even within the same geographic area.
For example, markets change in response to demographic shifts. As a location’s lower price sector reaches a peak in demand, so a new demographic may cause a wave of demand to shift into upper price bracket.
There are property-type differences too. While investor-style units are currently ‘out of favour’, some buyers will benefit from purchasing an owner-occupier apartment stock within the same location.
Commercial investment is another way to flex your portfolio. This has become a particularly interesting sector for Sydney investors as they rush to higher yields in the wake of post-peak residential prices.
Other choices might be to unearth large allotments with simple small development potential, or perhaps you see opportunities in renovation deals.
Be fluid across all the variations offered by property.
7. Graduate
As mentioned, you need to be right across your subject before changing your tack, but you should also avoid leap-frogging too quickly into the unknown, regardless of how much knowledge you require.
It’s important to gain knowledge gradually – becoming an increasingly sophisticated investor in a measured and organic way rather than rushing ahead.
For example, I would not recommend tackling a small development project as your first deal – regardless of how good it looks. Instead, start with a home or unit and perhaps move into a small renovation or extension after that.
When you do make it to the small development stage, try an easy project such as a land split before you tackle a construction deal.
Being agile doesn’t mean being foolish.
Liquid investing is an opportune way to make great gains through property, but you must stay between the flags of good sense, or risk drowning. If you’re looking for help to become more successful while being flexible, we’re here to assist.
聯(lián)系客服
