Somersoft Property Investment Forums

Somersoft Property Investment Forums - Steve Navra http://www.somersoft.com/forums/member.php?u=158 Posts from Somersoft Property Investment Forums by Steve Navra en Wed, 08 Sep 2010 07:39:16 GMT vBulletin 60 http://www.somersoft.com/forums/images/misc/rss.jpg Somersoft Property Investment Forums - Steve Navra http://www.somersoft.com/forums/member.php?u=158 Navra Course - SYDNEY PROPERTY http://www.somersoft.com/forums/showthread.php?t=24391#post193926 Fri, 24 Feb 2006 02:59:20 GMT He Everyone . . .

Just some thoughts:

I haven't been posting much on either Somersoft or on InvestEd!

Reasons:

1) Court case regarding custody of my children. (Which took priority over ALL business activities . . . thank goodness I won the case :))

2) Launch of the American Fund . . . PDS and compliance is a HUGE task.

3) Development of the Tax Optimisation product . . . which I believe will revolutionise all forum members views on investing. (PDS and ATO product approval . . . another huge task)

4) Development of two further business ventures within the Navra Group stable.

5) Eye problem . . . requiring surgery in a few weeks time and I am really struggling to read.

In short . . . I have been busy, beyond the term reference of this word!

I expect final ATO and ASIC approval of the new product within weeks...............and once received, I WILL SHARE the workings of the product with Somersoft members.

Sincerely,
Steve ]]> Meeting Point Steve Navra http://www.somersoft.com/forums/showthread.php?t=24391#post193926 Navra Course - TAX MINIMISATION http://www.somersoft.com/forums/showthread.php?t=24392#post193297 Tue, 21 Feb 2006 23:08:22 GMT As mentioned earlier . . .

I will be running courses on the most effective tax minimisation structure I have yet come accross!!

At this point in time the pilot course (completed) and the next (few) courses on this topic will be for existing clients only.

Thereafter I will run open courses for these interested.

I am starting a 'WAITING LIST' for the first of these open courses . . . if interested, please contact Michelle 0n 02 9087 1806 and put your name down. (First in basis)

Please refer to my post on:
Optimising Tax Structure - and creating a positive cahflow vehicle. !!! (Will appear on the forum later today)

The response to this has been overwhelming

Regards,

Steve ]]> Meeting Point Steve Navra http://www.somersoft.com/forums/showthread.php?t=24392#post193297 Navra Course - SYDNEY PROPERTY http://www.somersoft.com/forums/showthread.php?t=24391#post193296 Tue, 21 Feb 2006 23:05:43 GMT Hi Everyone,

Well my year kicks off at last . . . !!

I am starting the year with two courses:

1) Optimised Inv Structure - (normal course) however the major emphasis is that SYDNEY Property is VIABLE again!!

I will be discussing in some detail the state of the Syd property market, Rental Reality and the opportunity (and necessity) to start planning now for Sydney purchases. The timing is VERY SIMILAR to 1991 / 2 and these of us who entered the Sydney market then, gained the maximum benefit.

Where: Sydney
Date: Saturday 4 Mar 2006
Sunday 5 Mar 2006
Time: 9.00am - 5.00pm
Venue: Vibe Hotel, Milsons Point

http://www.navra.com.au/index.asp?content=courses

Or Contact Serey Mam 02 9087 1812

2) Optimising Tax Structure:

See next post . . . this is about the most tax effective structure I have yet come accross!!

The first course (exclusive for select existing clients is sold out) The response from clients to date has been irrisistible . . . everyone, including myself finds paying NO TAX very satisfying :)

I will run many of these "Tax minimisation" courses in all the centres this year . . . see next post for details and also I will post a thread on the actual structure some time later today.

Regards,

Steve ]]> Meeting Point Steve Navra http://www.somersoft.com/forums/showthread.php?t=24391#post193296 LOE + CB + Share Income = FI http://www.somersoft.com/forums/showthread.php?t=22905#post176577 Mon, 07 Nov 2005 11:39:24 GMT ---Quote (Originally by Todd)--- Are there any courses sheduled for Perth this or next year? ---End Quote--- Hi All, My intentions are to continue with the 2 day weekend courses in Sydney . . . Brisbane, Melbourne, Adelaide, Perth and other centres will be in the format of single evening 3 hour talks. I will post scheduling for 2006 early in the new year :) Regards, Steve

Quote:

Originally Posted by Todd

Are there any courses sheduled for Perth this or next year?

Hi All,

My intentions are to continue with the 2 day weekend courses in Sydney . . .

Brisbane, Melbourne, Adelaide, Perth and other centres will be in the format of single evening 3 hour talks.

I will post scheduling for 2006 early in the new year :)

Regards,
Steve ]]> Meeting Point Steve Navra http://www.somersoft.com/forums/showthread.php?t=22905#post176577 New Property Riches http://www.somersoft.com/forums/showthread.php?t=22779#post176465 Mon, 07 Nov 2005 01:10:20 GMT

Quote:

Originally Posted by Bill.L

Does anyone know someone (or themselves) that has profited greatly by purchasing new properties exclusively??

Hi,

Bill.L asked the above question and he also stated in another post that he wished to be enlightened if anyone had some success with new properties.

I thought I might have shown some small success personally with this approach. (See earlier in this thread)

Bill.L is strangely silent :p

Perhaps he is away :confused:

Regards,
Steve

PS: Hi Seech,

Quote:

"Steve..

You've lost me in this explanation. I'm not sure what you're saying here.
See Change"

You are welcome to come visit this weekend for a refresher and some further explanation ;) ]]> Property Investment - Other Steve Navra http://www.somersoft.com/forums/showthread.php?t=22779#post176465 LOE + CB + Share Income = FI http://www.somersoft.com/forums/showthread.php?t=22905#post176462 Mon, 07 Nov 2005 00:44:14 GMT Hi all . . . *Living on equity + Cashbonds + Share Income = FINANCIAL INDEPENDENCE* I have been recieving heaps of e-mails about LOE and structuring the income from the share fund (And CB) to make this happen, WITHOUT winding down equity! I will be devoting a lot of time to such structured examples this coming weekend at the course: Sat 12 and Sun 13th. *Nic Moustacis and Trusts on Sun morning.* Although the numbers for this course are restricted, there are still some seats available . . . please contact Verena ( (02) 9087 1816) URGENTLY if you wish to attend. http://www.navra.com.au/index.asp?content=schedule Regards, Steve PS: Previous attendees who wish to attend for an update (Specifically for this EXTRA) can attend at a discount . . . just the cost of the lunches and tea :) Hi all . . .

Living on equity + Cashbonds + Share Income = FINANCIAL INDEPENDENCE

I have been recieving heaps of e-mails about LOE and structuring the income from the share fund (And CB) to make this happen, WITHOUT winding down equity!

I will be devoting a lot of time to such structured examples this coming weekend at the course: Sat 12 and Sun 13th.

Nic Moustacis and Trusts on Sun morning.

Although the numbers for this course are restricted, there are still some seats available . . . please contact Verena ( (02) 9087 1816) URGENTLY if you wish to attend. http://www.navra.com.au/index.asp?content=schedule

Regards,
Steve

PS: Previous attendees who wish to attend for an update (Specifically for this EXTRA) can attend at a discount . . . just the cost of the lunches and tea :) ]]> Meeting Point Steve Navra http://www.somersoft.com/forums/showthread.php?t=22905#post176462 New Property Riches http://www.somersoft.com/forums/showthread.php?t=22779#post175906 Thu, 03 Nov 2005 03:35:22 GMT

Quote:

Originally Posted by alwayscurious

What are your thoughts about New Homes in new suburbs?

For example Griffin / Mango Hill are places you could buy new homes in Brisbane - However these used to be mainly farms, so I am not sure if the 5 year yield average would be accurate in these cases?

Hi there,

See Change and I are friends (Well I like to think so!), not competitors ...
We approach investing in a very similar way: Property / Cash / Shares in a structured way. Our experiences are different, hence different approaches to how we go about things. I think Seech is much more "hands on" than I am ... he analyses specifics for his own portfolio purposes, whereas I tend to promote a structure that caters for many clients.

RR does work in newer areas ... just more data collation required.
Griffin / Mango Grove fall outside of my 'greater than 20%' above the city median price requirement. (I advocate ONLY buying at the city median + 20% so as to buy in areas that have an 80% or more, owner to renter ratio)

Regards,
Steve ]]> Property Investment - Other Steve Navra http://www.somersoft.com/forums/showthread.php?t=22779#post175906 New Property Riches http://www.somersoft.com/forums/showthread.php?t=22779#post175888 Thu, 03 Nov 2005 02:29:05 GMT ---Quote (Originally by kissfan)--- If the general consensus is to NOT buy directly after a boom, how long do you wait before entering the market again? ---End Quote--- Hey Marty, I am SURE you already know the answer :p Answer: Just as long as it takes to find a property that is within the RR value! Regards, Steve

Quote:

Originally Posted by kissfan

If the general consensus is to NOT buy directly after a boom, how long do you wait before entering the market again?

Hey Marty,

I am SURE you already know the answer :p

Answer: Just as long as it takes to find a property that is within the RR value!

Regards,
Steve ]]> Property Investment - Other Steve Navra http://www.somersoft.com/forums/showthread.php?t=22779#post175888 New Property Riches http://www.somersoft.com/forums/showthread.php?t=22779#post175837 Wed, 02 Nov 2005 21:16:15 GMT ---Quote (Originally by see_change)--- And there in lies a potential fault. If an area is going down in value ( which many areas have done in the past ) rental reality could potentially over value the area compared to current values because it is ( as all moving averages are ) a lagging indicator. ---End Quote--- No, no, no ... There in lies the STRENGTH of RR! The annual adjustment of yield% reflects the *change* in rent / price ... which is what is objectively happening at that point in time. There in lies your potential misunderstanding :p Regards, Steve

Quote:

Originally Posted by see_change

And there in lies a potential fault. If an area is going down in value ( which many areas have done in the past ) rental reality could potentially over value the area compared to current values because it is ( as all moving averages are ) a lagging indicator.

No, no, no ... There in lies the STRENGTH of RR!

The annual adjustment of yield% reflects the change in rent / price ... which is what is objectively happening at that point in time.

There in lies your potential misunderstanding :p

Regards,
Steve ]]> Property Investment - Other Steve Navra http://www.somersoft.com/forums/showthread.php?t=22779#post175837 New Property Riches http://www.somersoft.com/forums/showthread.php?t=22779#post175828 Wed, 02 Nov 2005 14:13:22 GMT

Quote:

Originally Posted by see_change

Ahh semantics ... fun stuff

... I'm concerned that Rental reality could act as a lagging indicator...

Yes fun stuff ... semanticising :rolleyes:

The entire basis of Rental Reality is that it is a 5 year MOVING average ... thus it does not compare a snapshot just of current values, but is an indicator of the "worth" of the postcode over time.

As such, it DOESN'T MATTER ... what the immediate previous months of market movement have been!

Still I do grant you that "picking your timing" is a valuable tool ... assuming you achieve some accuracy.

RR remains an objective 'double check' in the process of doing your due diligence.

Regards,
Steve ]]> Property Investment - Other Steve Navra http://www.somersoft.com/forums/showthread.php?t=22779#post175828 New Property Riches http://www.somersoft.com/forums/showthread.php?t=22779#post175827 Wed, 02 Nov 2005 14:05:11 GMT

Quote:

Originally Posted by ani

Each to their own:)

Seems to me there is a "Tradeoff" in all situations! :p

Regards,
Steve ]]> Property Investment - Other Steve Navra http://www.somersoft.com/forums/showthread.php?t=22779#post175827 New Property Riches http://www.somersoft.com/forums/showthread.php?t=22779#post175816 Wed, 02 Nov 2005 11:35:37 GMT

Quote:

Originally Posted by see_change

I note that from a similar experience , you have drawn a different conclusion and are recommending people buy properties after a period of significant capital growth ( obviously based on rental reality ).

Hi Seech,

I think the conclusion drawn is more similar than different :p

I don't recommend buying property "AFTER a period of significant capital growth" ... I recommend buying property within "Rental Reality" full stop!

In other words irrespective of whether the market has been growing, declining or any which way, as long as the achievable yields conform to the asking price, you will be buying value.

This is similar to my share trading philosophy, where previous trends (History) is just as meaningless to me as future prediction. (Fortune telling!)

Regards,
Steve

PS: I agree that 'Time in the market' with property will cure most all ills ... and like yourself timing on entry (For me RR indicates this) will procure extra value. :cool: ]]> Property Investment - Other Steve Navra http://www.somersoft.com/forums/showthread.php?t=22779#post175816 New Property Riches http://www.somersoft.com/forums/showthread.php?t=22779#post175752 Wed, 02 Nov 2005 05:35:24 GMT

Quote:

Originally Posted by Kennethkohsg

OR are you are intentionally suggesting if investors fails to use the rental reality formula for their property purchases, they are all "dumb" people, as far as you are personally concerned?

Hi Kenneth,

No offense meant to anyone :)

We all use our own methods in assessing what might constitute value.
Buying at the peak of a market wether you know it is the peak or not ends up being a "NOT SMART" decision ... even if only realised in hindsight.

Please notice from my own example that I did exactly this in 1989. Over the long term it will probably work out fine, but it cost me dearly in the shorter term

The question asked was about buying after the boom: I was reflecting that good due diligence is the best protection against that.

Aside from that have you anything positive to comment on in my previous post?

Regards,
Steve ]]> Property Investment - Other Steve Navra http://www.somersoft.com/forums/showthread.php?t=22779#post175752 New Property Riches http://www.somersoft.com/forums/showthread.php?t=22779#post175692 Wed, 02 Nov 2005 00:45:45 GMT

Quote:

Originally Posted by Bill.L

Does anyone know someone (or themselves) that has profited greatly by purchasing new properties exclusively?? Especially by purchasing immediately AFTER a property boom??

Two questions:
1) Buying immediately after a boom
2) Buying new properties exclusively

Buying immediately AFTER a boom:

Very DUMB ... why would anyone do that? Wouldn't that generally be too late. The real point perhaps is that one CANNOT predict when a boom will happen, nor when interest rates or economic/political changes (changing tax law) might depress the market. You might then base your potential purchases on VALUE. Buying correctly valued properties would depend on your method of valuation. Comparative sales, although a good "indication" (only) of value are not much use at the end of a boom, as the previous three months of sales will by virtue of the market being at its peak, be way too high. A more objective method like 'Rental Reality" might be better suited.

Finding a property of good value (Fits Rental Reality) will be extremely difficult at the peak or just after a boom. THIS IS YOUR PROTECTION!

Buying a property "immediately AFTER a boom" ... certainly a property that did NOT fit "rental reality" would be foolhardy and an investor should not reasonably expect to make capital gains until the next property cycle boom.

Buying new properties exclusively:
I have purchased NEW properties, exclusively since 1991 . . .

Reasons:

a) Depreciation:
Property deductions have always been a great offset to income I receive from shares. So it has always made most sense to obtain these properties with the greatest deductibility.

b) Cashflow:
Mentioned previously in this thread ... the greater the cashflow, the more assets you can afford to control. (Own) Leverage in owning more assets is a good method in obtaining absolute return on your money invested.

c) Rentability:
I have alwways found new properties easier to rent . . . tenants seem to like new.

Maintenance (Repairs)
Probably the most important aspect of buying 'NEW' especially for a first time investor is the fact that you get warrantees on NEW property. Most item will have a 5 to 7 year warrantee on them.

Example:
You have just purchased a property, If you are like most investors, you have just squeezed into this purchase, from a deposit, serviceability and cash flow point of view.

Soon after settlement a major problem occurs ... requiring $10,000 to fix:

New property: This would be covered for the first 5 to 7 years
Old property: This comes out of your pocket ... just when you can't afford it!

"PROBLEMS always seem to occur a day or few AFTER the warrantee has expired ..." (Murphy)

My real point is that when you buy NEW, you have at least five years of CG to fall back on, by the time the warrantees expire. In which case you have plenty of equity to use for repairs and maintenance. (With older properties this is a drag on you existing cashflow, which can in the first instance make your life uncomfortable and secondly could prevent you getting more assets under your control.

List of properties:

Older Properties:
Double Bay $625K (1989) plus internal reno $150K = $775K
Market decline and it took until 1994/5 to reach the initial value. (Time wastage)
Concrete cancer, water problems - approx costs of 80K through the time period.
This property is currently valued at approx $2.5 Million.

Paddington Terrace $305K (1989)
Market decline and it took until 1993 to reach the initial value. (Time wastage)
Only minor maintenance problems.
This property is currently valued at approx $1.2 Million.

Edgecliff Unit: $195K
Market decline and it took until 1993 to reach the initial value. (Time wastage)
No maintenance problems.
This property is currently valued at approx $650K.

Brand New Properties:

Castle Hill 1 $210 (1991)
This property is currently valued at approx $580K

Castle Hill 2 $230 (1991)
This property is currently valued at approx $580K

Bracken Ridge 1 $130,500 (1997)
This property is currently valued at approx $250K

Bracken Ridge 2 $130,500 (1997)
This property is currently valued at approx $250K

Daisy Hill 1 $208K (1998)
This property is currently valued at approx $450K

Daisy Hill 2 $209K (1998)
This property is currently valued at approx $450K

Bridgeman Downs $209K (1999)
This property is currently valued at approx $400K

Wynnum West $159K (1999)
This property is currently valued at approx $350K

Manly West $203K (1999)
This property is currently valued at approx $450K

Noosa $234K (2000)
This property is currently valued at approx $600K

Newington $405K (2000)
This property is currently valued at approx $600K

Cabarita Bay $ 825K (2001)
This property is currently valued at approx $1.4 Million

Waverly Park $555K (2004)
This property is currently valued at approx $555K

Hendra $425K (2005)
This property is currently valued at approx $525K

Rose Bay $2.6 Million (2005)
This property is currently valued at approx $2.8 million

So, IMHO brand new property does work and from a cashflow point of view is much better.

Hope this answeres the questions,
Steve ]]> Property Investment - Other Steve Navra http://www.somersoft.com/forums/showthread.php?t=22779#post175692 Worth your weight in Gold http://www.somersoft.com/forums/showthread.php?t=22583#post173302 Fri, 14 Oct 2005 05:08:10 GMT

Quote:

Originally Posted by Les

G'day Steve,

A nice riposte - enjoy your new lower weight Huh!!! Wait a minute - doesn't this deal make you mortally OBESE?????? ;)

My Trust is obese :p and I'm enjoying my new found slimness

Regards,
Steve ]]> Investor Psychology Steve Navra http://www.somersoft.com/forums/showthread.php?t=22583#post173302 Worth your weight in Gold http://www.somersoft.com/forums/showthread.php?t=22583#post173241 Thu, 13 Oct 2005 13:00:14 GMT

Quote:

Originally Posted by dtraeger2k

Anyone here 'worth their weight in gold'? :D

Hehehehe . . .I just lost heaps of weight by this gold standard ;)

Best diet I've ever been on . . . thanks Dave :D ]]> Investor Psychology Steve Navra http://www.somersoft.com/forums/showthread.php?t=22583#post173241 Living off Equity - is this still an option? http://www.somersoft.com/forums/showthread.php?t=21496#post173208 Thu, 13 Oct 2005 06:49:52 GMT

Quote:

Originally Posted by Monopoly

I keep getting told there are too many "smilies" ;) in my response

. . . I didn't get to this point with "just property" although they contributed immensely, without the aid of shares to boost things along a bit, I would not have made it thus far. :)

Yes Of Course . . . 'tis why I loooove you so :D:D:D

Regards,
Steve ]]> Innovative Techniques Steve Navra http://www.somersoft.com/forums/showthread.php?t=21496#post173208 Living off Equity - is this still an option? http://www.somersoft.com/forums/showthread.php?t=21496#post173167 Thu, 13 Oct 2005 01:45:23 GMT LVR = 0% :confused::confused::confused:
Well if congratulations is in order then "Congratulations Jo"

But is this smart?

I do understand from what I have read that Monopoly has fulfilled her life needs and so can appreciate that she is not inclined to take on any risk that might alter the status quo . . . however:

To reach this position Monopoly, as stated did take on some risk.

In order to build a portfolio one does need to take on debt. Imagine trying to buy a home/ investment property or other assets with an LVR = 0%

It would take huge resources and for most will take an inordinate amount of time to save up / accrue the amount of money needed.

Clearly 99% of the Australian population would never achieve even one property with an LVR = 0%

Most people will buy a home with a 10% (or slightly more) deposit. They might then rely on CG over the long term and regular capital payments to reduce the outstanding debt.

Everyone seems happy with this level of debt and the risks associated with taking on that debt.

The next step might be to simultaneously acquire investment property/s as a means to gaining more CG through gearing. Once again borrowed money and greater risk is required.

The next step might be to diversify and extend the portfolio into shares, with or without debt depending on SANF and the investors 'risk profile'.

Eventually over time and through CG there might be sufficient equity to pay down the all the debt . . . yes you might need to sell some assets to do this.

This might then result in LVR =0% and sufficient income from the remaining assets to fund the required lifestyle. Simultaneously, on this basis there should still be continuing CG on the asset base in the future years.

From what I have read, this seems to be similar to Jo's situation with an LVR = 0%.

Most investors come to me with a specific goal and time frame in mind. They request $XYZ per year net by a certain age, or within a certain time period.

Also they have finite resources to employ to achieve the result.

A realistic plan within various risk profiles will achieve the result. Each individual investor will choose the plan (AND Risk Profile / SANF) that fits their individual requirement.

LOE is just one of the plans that might be suitable.

This entire debate seems to be about many individuals stating their level of comfort about whether a certain risk profile is valid or not.

Mainly these in the building stage are saying that they see a need for debt / leverage / risk profiling to achieve their result within a time frame.

Then there are these that might over time already acquired a reasonable portfolio and or in fact be retired. Their attitude is why risk what you have already worked so hard to achieve. (Forgetting perhaps the leverage it took to get them there in the first instance.)

And then there are the actual retirees who are comfortable with their level of income, (Especially now in times of low inflation) and might then advocate a zero or very low risk strategy. (Yes all the way to LVR = 0%)

Each person, preferably after educating themselves will choose an appropriate strategy . . . it is not really appropriate for anyone to impose their belief systems which are based on their own circumstances / wants and desires on anyone else.

Is LOE still an applicable strategy? Yes of course it is . . . for these who might desire a certain result.

Is LVR = 0% smart?

Aside from paying more tax than is necessary and aside from the wastage of what the LAZY $$$$$$ could do, yes it is very applicable to these that choose to live according to that result.

Perhaps the real questions might be:
1) What are the risks associated with employing a LOE strategy.
2) What are the risks associated by NOT employing a LOE strategy.

Somewhere I think there is half a book written on these :)
Steve ]]> Innovative Techniques Steve Navra http://www.somersoft.com/forums/showthread.php?t=21496#post173167 Navra in Brisbane 22nd October http://www.somersoft.com/forums/showthread.php?t=22459#post172856 Tue, 11 Oct 2005 05:45:16 GMT

Quote:

Originally Posted by MichaelWhyte

A HUGE thanks to Roger Frusca for accommodating our request for assistance at very short notice. By looking after us on Sunday he'll now be working 13 days straight! What a legend!! Steve, pay that man a bonus! :D

Michael,

Bonus . . . WHAT :confused:

He has just received his quaterly distribution . . . :p

Regards,
Steve ]]> Meeting Point Steve Navra http://www.somersoft.com/forums/showthread.php?t=22459#post172856 Navra in Brisbane 22nd October http://www.somersoft.com/forums/showthread.php?t=22459#post172753 Mon, 10 Oct 2005 10:26:03 GMT ---Quote (Originally by salsa)--- Or is it the question of trust ! I could be a serial killer See you on the 22nd. ---End Quote--- Ahem . . . leave the axe at home please :eek: Regards, Steve :D:D:D

Quote:

Originally Posted by salsa

Or is it the question of trust ! I could be a serial killer

See you on the 22nd.

Ahem . . . leave the axe at home please :eek:

Regards,
Steve
:D:D:D ]]> Meeting Point Steve Navra http://www.somersoft.com/forums/showthread.php?t=22459#post172753 Moving to Canberra http://www.somersoft.com/forums/showthread.php?t=22524#post172542 Sat, 08 Oct 2005 12:25:00 GMT Hi Marc,

Some years back I moved from Sydney to Canberra, specifically because it was such a wonderful place to bring up and educate the kids.

I have always lived in 'Big Apple' cities . . . JHB - NY - SYD; however I fell in love with Canberra and it still remains my fav Aus city.

I moved back to Sydney only because I started the MF company, and it would have been untenable to staff it in the ACT.

Please come by and visit me in Nth Sydney if you wish and I will give you much insught regarding your questions.

Regards,
Steve ]]> Where to Buy Steve Navra http://www.somersoft.com/forums/showthread.php?t=22524#post172542 Living off Equity - is this still an option? http://www.somersoft.com/forums/showthread.php?t=21496#post172499 Sat, 08 Oct 2005 04:30:09 GMT Rather than re-hash the entire story, the *updated* version of LOE plus many examples which address risk profiling (SANF) and all the pre-requisite background will be posted on InvestEd from next week. Regards, Steve Rather than re-hash the entire story, the updated version of LOE plus many examples which address risk profiling (SANF) and all the pre-requisite background will be posted on InvestEd from next week.

Regards,
Steve ]]> Innovative Techniques Steve Navra http://www.somersoft.com/forums/showthread.php?t=21496#post172499 Living off Equity - is this still an option? http://www.somersoft.com/forums/showthread.php?t=21496#post172325 Thu, 06 Oct 2005 14:54:10 GMT

Quote:

Originally Posted by Les

You can't change direction in a parked car . . .

My wife can :eek:

She reversed into it! ]]> Innovative Techniques Steve Navra http://www.somersoft.com/forums/showthread.php?t=21496#post172325 Navra Planning - Experience http://www.somersoft.com/forums/showthread.php?t=22349#post172246 Thu, 06 Oct 2005 07:09:39 GMT

Quote:

Originally Posted by thefirstbruce

Michael, I'd love clarification on how cashed up the funds were 3 days ago, considering the big gains in the last 4 weeks.

That would put the $8 mill buy yesterday into perspective, and the potential for further buying from today onwards.

It would also indicate the magnitude of fund devaluation, due to stocks held over the last 3 days.

Hi Ethical Bruce :)

Sorry to keep ya . . . was waiting today's final figures:

Cash holdings as at 03/10/05: 32.96%
Cash holdings as at 06/10/05: 16.19%

Hopefully the market keeps declining until we have spent it all!

Then of course we hope the market starts going up :D

Next question: What happens if we run out of money to spend?
Answer: We will have purchased shares at the lower prices (Lowering ave purchase price) and this will always be better than the average purchase price on a buy and hold strategy.)

Regards,
Steve

PS: The level of education across the client base says that a lot of money will be invested over the next few days because the unit price is down from 1.18 to 1.12 before todays decline. So the unit price over the next few days will be VERY GOOD value! (Dollar cost trading the dollar cost trading system ;) ) ]]> Coffee Lounge Steve Navra http://www.somersoft.com/forums/showthread.php?t=22349#post172246 Living off Equity - is this still an option? http://www.somersoft.com/forums/showthread.php?t=21496#post172244 Thu, 06 Oct 2005 06:53:02 GMT

Quote:

Originally Posted by Cheeks

Steve is "this bloke" happy to recieve all the calls he is about to get :confused:

Just thought I'd check before I called him :D

Hi Cheeks,

Yes, a very obliging chap . . . quite happy to take the calls :)

Regards,
Steve ]]> Innovative Techniques Steve Navra http://www.somersoft.com/forums/showthread.php?t=21496#post172244 Living off Equity - is this still an option? http://www.somersoft.com/forums/showthread.php?t=21496#post172232 Thu, 06 Oct 2005 05:39:26 GMT

Quote:

Originally Posted by House_Keeper

A few weeks back you mentioned that you were running a course focused on living out of capital growth.

Any ideas when the next one is likely to be run in Sydney?

Sydney course mid Novemeber . . . will post details soon.
I will focus on the LOE topic.
(Limited to 30 people)

I'm not really actively contributing to Somersoft again . . . :(
Just putting some things into a positive perspective.

Regards,
Steve ]]> Innovative Techniques Steve Navra http://www.somersoft.com/forums/showthread.php?t=21496#post172232 Living off Equity - is this still an option? http://www.somersoft.com/forums/showthread.php?t=21496#post172229 Thu, 06 Oct 2005 05:32:28 GMT

Quote:

Originally Posted by keithj

I too would be interested to know of anyone using Pure LOE - not paying tax & not working - just drawing down equity to live off.

Phone this bloke . . . 0419220907
He is living everything you quote above. ]]> Innovative Techniques Steve Navra http://www.somersoft.com/forums/showthread.php?t=21496#post172229 Navra Planning - Experience http://www.somersoft.com/forums/showthread.php?t=22349#post172225 Thu, 06 Oct 2005 05:24:15 GMT

Quote:

Originally Posted by thefirstbruce

Actually, isn't there a nude news TV station in Europe or US, where the girls read the news andd present the weather naked?

Isn't this the bloke who labels himself "Ethical Investor"? :p ]]> Coffee Lounge Steve Navra http://www.somersoft.com/forums/showthread.php?t=22349#post172225 Living off Equity - is this still an option? http://www.somersoft.com/forums/showthread.php?t=21496#post172200 Thu, 06 Oct 2005 02:25:45 GMT ---Quote (Originally by Bill.L)--- Hi all, Lets put some things into perspective. ---End Quote--- Bill.L PLEASE attend a workshop . . . I am doing one in Brisbane this month. It is one day in your life . . . *you can attend for free and I will pay for your accomodation if you wish to stay overnight.* I explain everything you have asked . . . it takes about 8 hours. Some quick points to consider: Your understanding of the example is incorrect . . . The couple referred to would never draw down the full 80% of their equity and employ it all in the structure. They would instead retain approx $900,000 in their LOC as a buffer. The interest on the margin loan would be capitalized. (NOT paid) The CG of the fund would offset the margin loan interest to retain the 50% ratio. If the CG was not sufficient in any year then a) they would have less income or b) they would employ their buffer to get them through the difficult year/s. Even if the next three years is not like the past three, this couple has sufficient buffer to easily get them through the entire next property cycle. Each individual couple will assess their own SANF and structure their lifestyle accordingly. Irrespective of whatever level they might choose, from conservative to aggressive, to not act will be a waste of value they could have accrued. You continually say: “but what if the next three years is not good” Well I have waited 3 years now to show you that what you said three years ago did not happen . . . ---Quote--- If the next 3 years produces the SAME growth in share prices and house prices that the last few have, then my opinion is we will be in a dangerous asset bubble. Anyone care to refute that last opinion ???? ---End Quote--- Well by NOT acting 3 years ago you would have cost this couple over $500k in extra value they could have accrued. What will happen in the next three years . . . heaven only knows: What I do know is that the correct structure with the correct safeguards (Buffers) will suffice. As far as the share fund goes: Market declines are good for the share fund . . . my best years have been: 1987; 1997; 2001. A small indication of this occurred in March 2005 where the market decreased 9% . . . and we made a big profit which resulted in a record distribution. (. . . since superceded by this last quarters record.) Please attend the workshop, then you might understand DCT. Best of luck to you, Steve

Quote:

Originally Posted by Bill.L

Hi all,

Lets put some things into perspective.

Bill.L

PLEASE attend a workshop . . . I am doing one in Brisbane this month. It is one day in your life . . . you can attend for free and I will pay for your accomodation if you wish to stay overnight.

I explain everything you have asked . . . it takes about 8 hours.

Some quick points to consider:

Your understanding of the example is incorrect . . .
The couple referred to would never draw down the full 80% of their equity and employ it all in the structure. They would instead retain approx $900,000 in their LOC as a buffer.
The interest on the margin loan would be capitalized. (NOT paid) The CG of the fund would offset the margin loan interest to retain the 50% ratio. If the CG was not sufficient in any year then a) they would have less income or b) they would employ their buffer to get them through the difficult year/s.

Even if the next three years is not like the past three, this couple has sufficient buffer to easily get them through the entire next property cycle.

Each individual couple will assess their own SANF and structure their lifestyle accordingly.

Irrespective of whatever level they might choose, from conservative to aggressive, to not act will be a waste of value they could have accrued.

You continually say: “but what if the next three years is not good”

Well I have waited 3 years now to show you that what you said three years ago did not happen . . .

Quote:

If the next 3 years produces the SAME growth in share prices and house prices that the last few have, then my opinion is we will be in a dangerous asset bubble.

Anyone care to refute that last opinion ????

Well by NOT acting 3 years ago you would have cost this couple over $500k in extra value they could have accrued.

What will happen in the next three years . . . heaven only knows:

What I do know is that the correct structure with the correct safeguards (Buffers) will suffice.

As far as the share fund goes:
Market declines are good for the share fund . . . my best years have been: 1987; 1997; 2001.

A small indication of this occurred in March 2005 where the market decreased 9% . . . and we made a big profit which resulted in a record distribution. (. . . since superceded by this last quarters record.)

Please attend the workshop, then you might understand DCT.

Best of luck to you,
Steve ]]> Innovative Techniques Steve Navra http://www.somersoft.com/forums/showthread.php?t=21496#post172200 Navra Planning - Experience http://www.somersoft.com/forums/showthread.php?t=22349#post172193 Thu, 06 Oct 2005 01:49:42 GMT

Quote:

Originally Posted by Patosan

We wouldn't ask anyone whether their baby is better or worse or the same as someone else's baby.

Hi Patosan,

You are correct and such comparisons are onerous.

My motivation in being a part of InvesEd is to be available to my own clients (Especially the interstate people) on a continuous basis. Sydney clients pop in to see me on an every other day basis whenever they feel the need. . . both socially and for further advice. Interstate clients do not have this opportunity and so I like to be easily available to answer their questions.

See-change is correct in saying that I benefited from Somersoft, as I used this site to answer the many questions posed by my clients (and others) on this forum.

My clients have attended a full education workshop and therefore understand the structure.

The problem has been from these who do not understand the structure and who have not (Even when invited to attend for free) attended a workshop.
Their lack of understanding promotes many negative responses.

Example: Bill.L continually questions what would happen IF someone bought a property that did not achieve growth. Clearly he is misunderstanding how Rental Reality works . . .

Talk is cheap and results are a far better indication of whether a structure is sound or not.

I have over the past 16 years purchased property and shares . . . through good cycles and bad cycles. The early 90's when interest rates peaked is a great indication that the structure is sound and will get an intelligent investor through most any difficulty.

My asset base has more than doubled each 5 years of the journey . . . now to the point that irrespective of market conditions (Including a world financial meltdown) the structure and the income it creates will more than suffice.

It is easy to knock Cashbonds, Rental reality, the Share Fund, margin loans and many different aspects of the structure as an individual part of the whole. To understand the structure one should always take into account that "The Whole is greater than the sum of its parts."

The proof is the many clients who are enjoying the extra income, have paid off their non deductible debt and have accrued many times the equity (Now a buffer) than they otherwise might have achieved.

My reason for giving up on the small percentage of people who IMHO ‘will not see’ is to rather now concentrate my efforts on those who have taken the trouble to educate themselves and are ARE now successfully traveling the journey of and towards financial independence.

Sincerely,
Steve

PS: Despite the sincerity of this post, I fully expect certain members to knock even what I have stated here . . . when really there is nothing in reality to take issue with. :( ]]> Coffee Lounge Steve Navra http://www.somersoft.com/forums/showthread.php?t=22349#post172193 Living off Equity - is this still an option? http://www.somersoft.com/forums/showthread.php?t=21496#post172177 Thu, 06 Oct 2005 00:06:31 GMT

Quote:

Originally Posted by see_change

At this stage I'd have to agree with the sentiments that Ajax expressed. You have contributed significantly to Somersoft in the past , and I'd be very suprised if somersoft hasn't contributed to your success over the last 4-5 years.

I know somersoft has helped me significantly and that is one of the reasons why I keep contributing.

Hi Seech, Ajax . . .

I have always invited Bill.L (at my expense mind you) to come to a workshop / visit me so that he can get an understanding of the structure. He and Ajax for that matter never take me up on my generous offer.

Over the years I grew very tired of doing and re-doing the figures with endless examples . . . eventually writing half a book on LOE.

The real point is that anyone who implemented a LOE strategy would by now have produced sufficient buffers to overcome probably even the worst market correction. Furthermore, if you understand the structure a market correction is not something a successful investor fears. Corrections present the best opportunity to create more wealth. (Hence me hoping the market declines further today!)

I only decided to answer a few threads because of the "silence is deafening" post . . . out of respect for you.

I am always happy to contribute, but like many other prolific contributers to Somersoft I now choose to offer whatever knowledge I might have to these who actually wish to learn.

Regards,

Steve

PS1: I will be sure to expand further on the actual figures and result achieved on InvestEd.

PS2: Thanks WillG . . . your sentiments are good and well founded. ]]> Innovative Techniques Steve Navra http://www.somersoft.com/forums/showthread.php?t=21496#post172177 Navra Planning - Experience http://www.somersoft.com/forums/showthread.php?t=22349#post172175 Wed, 05 Oct 2005 23:47:45 GMT ---Quote (Originally by Phil_H)--- You sound like my Mrs :D ---End Quote--- Phil, I will take that as a compliment (She is a lovely and smart lady.) Maybe you are just having one of those moments . . . knda that time of the month for you :D Does your Mrs. often think that you misunderstand or misconstrue things? You tell too much . . . :p Steve

Quote:

Originally Posted by Phil_H

You sound like my Mrs :D

Phil,

I will take that as a compliment (She is a lovely and smart lady.)

Maybe you are just having one of those moments . . . knda that time of the month for you :D

Does your Mrs. often think that you misunderstand or misconstrue things?
You tell too much . . . :p

Steve ]]> Coffee Lounge Steve Navra http://www.somersoft.com/forums/showthread.php?t=22349#post172175 Living off Equity - is this still an option? http://www.somersoft.com/forums/showthread.php?t=21496#post172158 Wed, 05 Oct 2005 22:12:01 GMT

Quote:

Originally Posted by Bill.L

Hi all,

Ahh hindsight, isn't it wonderful.

Actually NOT hindsight at all . . . this is an actual event.
Yes, THIS IS WHAT ACTUALLY OCCURED.

But then . . . Bill.L is the reason I will no longer post here.

Sorry for trying again to contribute to Somersoft.

C U on InvestEd,
Steve ]]> Innovative Techniques Steve Navra http://www.somersoft.com/forums/showthread.php?t=21496#post172158 Navra Planning - Experience http://www.somersoft.com/forums/showthread.php?t=22349#post172145 Wed, 05 Oct 2005 14:17:54 GMT ---Quote (Originally by Phil_H)--- *iss poor comment Steve :( ---End Quote--- Methinks you misunderstand or misconstrue :confused::confused::confused: I GENUINELY believe Somersoft is good value . . . I have learned heaps from Somersoft and it remains an excellent forum where people can learn from each other and better still it *is free*. I meant no malice with the comment. InvestEd is different . . . it offers quality education for a price . . . just like buying a book/s . . . or paying for a seminar etc.

Quote:

Originally Posted by Phil_H

*iss poor comment Steve :(

Methinks you misunderstand or misconstrue :confused::confused::confused:

I GENUINELY believe Somersoft is good value . . .
I have learned heaps from Somersoft and it remains an excellent forum where people can learn from each other and better still it is free. I meant no malice with the comment.

InvestEd is different . . . it offers quality education for a price . . . just like buying a book/s . . . or paying for a seminar etc. ]]> Coffee Lounge Steve Navra http://www.somersoft.com/forums/showthread.php?t=22349#post172145 Navra Planning - Experience http://www.somersoft.com/forums/showthread.php?t=22349#post172142 Wed, 05 Oct 2005 13:34:44 GMT

Quote:

Originally Posted by rossv

i do feel that it should be mentioned that this site is not free and i do have a problem with a Financial advisor pointing clients to a pay site ... when indeed there is a free and very good site right here

Somersoft is free . . . so use it for free!

Invested is not free and value posts and education are not free either.

Incidently Navra clients get a free initial 6 months use of InvestEd.

Also members of the public can read InvestEd free . . . just can't participate.

Everyone has freedom of choice . . .

For many years I contributed my time, knowledge and effort freely on Somersoft.

However it was suggested many times to me that Somersoft is a PROPERTY investment site . . . and as you know I am into MORE than just property. The education and structure I espouse very much incorporates shares, cash vehicles and other investment mediums.

InvestEd is an investment education site that covers ALL aspects of investing. A structure that incorporates just the one investment medium is a bit narrow in scope.

You generally get what you pay for and as such, Somersoft represents very good value.

Regards,
Steve ]]> Coffee Lounge Steve Navra http://www.somersoft.com/forums/showthread.php?t=22349#post172142 Navra in Brisbane 22nd October http://www.somersoft.com/forums/showthread.php?t=22459#post172140 Wed, 05 Oct 2005 12:39:38 GMT :cool: I will be there too . . . :cool:

I will be there too . . . ]]> Meeting Point Steve Navra http://www.somersoft.com/forums/showthread.php?t=22459#post172140 Navra Planning - Experience http://www.somersoft.com/forums/showthread.php?t=22349#post172139 Wed, 05 Oct 2005 12:37:29 GMT ---Quote (Originally by kph)--- ( plus the indy cars are on....) ---End Quote--- Go back West via Sydney :p I will gladly host you for the day. regards, Steve

Quote:

Originally Posted by kph

( plus the indy cars are on....)

Go back West via Sydney :p

I will gladly host you for the day.

regards,
Steve ]]> Coffee Lounge Steve Navra http://www.somersoft.com/forums/showthread.php?t=22349#post172139 The Silence is Deafening ...Disappointed ... re cash bonds http://www.somersoft.com/forums/showthread.php?t=22240#post172136 Wed, 05 Oct 2005 12:12:54 GMT Silence . . . what silence :confused: Yes I have been busy but those who have earned the right do phone me even in times of silence :p The cashbond is very much alive and well. Still using cashbonds prolifically for serviceability when appropriate. See www.invested.com.au (http://www.invested.com.au) for the full reply Share fund: Return: 10.67 net at 30/09/05 (Since 1st July) Distribution 5.4% for the quarter see http://www.navrainvest.com.au/index.asp?content=fund_perf Steve Silence . . . what silence :confused:

Yes I have been busy but those who have earned the right do phone me even in times of silence :p

The cashbond is very much alive and well.
Still using cashbonds prolifically for serviceability when appropriate.

See www.invested.com.au for the full reply

Share fund:
Return: 10.67 net at 30/09/05 (Since 1st July)
Distribution 5.4% for the quarter

see http://www.navrainvest.com.au/index....tent=fund_perf

Steve ]]> Innovative Techniques Steve Navra http://www.somersoft.com/forums/showthread.php?t=22240#post172136 Navra Planning - Experience http://www.somersoft.com/forums/showthread.php?t=22349#post172133 Wed, 05 Oct 2005 11:37:20 GMT ---Quote (Originally by kph)--- No one cares about us lost sandgropers from across the other side of the continent. ---End Quote--- I do . . . just throw 40 people into a room and I will be there at many kph :) Steve

Quote:

Originally Posted by kph

No one cares about us lost sandgropers from across the other side of the continent.

I do . . . just throw 40 people into a room and I will be there at many kph :)

Steve ]]> Coffee Lounge Steve Navra http://www.somersoft.com/forums/showthread.php?t=22349#post172133 Living off Equity - is this still an option? http://www.somersoft.com/forums/showthread.php?t=21496#post172050 Wed, 05 Oct 2005 02:29:37 GMT Hi,

I first proposed the concept of living off equity well over 3 years ago!

Since then there have been many doom and gloom proponents warning of the potential downsides . . . and advocating a do nothing / beware of changing market scenario.

For these of us who (Within a risk management profile, with SANF buffers etc) have acted and utilised the structure the results over the past 3 years are as follows:

Property:
I strongly advocated property purchases in Brisbane since the start of 2002. (Based on Rental Reality)

Brisbane property growth 2002 to 2005:
$227,400 (2002) to $310,000 (2005) = 10.88% ave per year.

Shares:
Navrainvest since inception (2003) 19.66% average per year.

So for someone with $500,000 of equity available then to employ on a LOE structure . . . who had property worth for example 2,000,000 with $1,300,000 debt.

They might have purchased a $500,000 property in Brisbane. (($125,000 deposit and costs at 80%) and invested the balance of $375,000 into the fund with a 50% margin.

LOE would have provided an income of $75,000 per year.

The new property would be worth $681,600 (Gain of $181,600)
The share fund would assuming reinvestment be worth $856,676. (Gain of $106,676 after the margin loan.)

Existing properties would have increased from $2,000,000 to $2,662,000 (Average increase for Syd+ Melb+Bris+Perth+ Can) Gain of $662,000

Total gain = $950,276
Total spent = $75,000 X 3 = $225,000
Total interest $105,000 + $90,000 = $205,000

Net result = $520,276 positive. (And this after enjoying the extra $75,000 per year)

The point is that there is now a BUFFER of over $500,000 for possible future corrections in the market.

For those of you who listen to the doom 'n gloom crowd . . . please thank them for costing you about half a million dollars of value plus the last three years of very good living.

From those of us who had the forsight to actually invest, well 80% of the gain margined at 50% is now producing about an extra $100,000 of distributions per year. (At 10% pa)

PS: this quarters distribution is about 5.5% :p

The updated LOE article with all the latest refinements will appear on InvestEd this week.

Regards,
Steve

What will it cost you NOT to invest over the next 3 years?? ]]> Innovative Techniques Steve Navra http://www.somersoft.com/forums/showthread.php?t=21496#post172050 Navra Planning - Experience http://www.somersoft.com/forums/showthread.php?t=22349#post172045 Wed, 05 Oct 2005 01:43:45 GMT Hi, Everyone has direct access to me: Please contact me directly on (02) 9087 1888; or e-mail me steve@navrainvest.com.au It is always preferable that you first work through your consultant . . . but if you feel this is not working to your satisfaction, then PLEASE give me a call. The preferred method is as follows: 1) Attend a workshop This way you have access to the big picture of the structure. (Education) 2) Come in for the free 1.5 hour assessment In most cases I am personally available to do the pre-assessment and you might then choose to continue on with a financial planner. 3) Financial Plan is produced Thereafter another meeting with the planner (And myself if necessary) to review the plan to make sure the details are correct and that the plan does reflect your needs. 4) Implementation Thereafter the process of implimentation occurs. *I AM ALWAYS AVAILABLE TO DISCUSS THE PROCESS AND IMPLIMENTATION. * I think the little problems mentioned in the thread so far have mainly occured as a result of clients phoning in or e-mailing in their details. From a compliance point of view, we really cannot render proper advice without a face to face meeting. I encourage all to come in and see us at any of the offices, so that we can best perform to help you. If you are unable to visit one of the offices, then download the fact finder and send it in to me directly. With the fact find detail at hand I am happy to telephonically discuss the way forward. This system works fine in 99% of the cases. If not . . . I am really just a phone call away. Regards, Steve PS: I have set up the InvestEd site for the purpose of making myself easily available to everyone . . . especially the interstate clients. Please USE this faclity! www.invested.com.au Hi,

Everyone has direct access to me:

Please contact me directly on (02) 9087 1888; or e-mail me steve@navrainvest.com.au

It is always preferable that you first work through your consultant . . . but if you feel this is not working to your satisfaction, then PLEASE give me a call.

The preferred method is as follows:

1) Attend a workshop
This way you have access to the big picture of the structure. (Education)

2) Come in for the free 1.5 hour assessment
In most cases I am personally available to do the pre-assessment and you might then choose to continue on with a financial planner.

3) Financial Plan is produced
Thereafter another meeting with the planner (And myself if necessary) to review the plan to make sure the details are correct and that the plan does reflect your needs.

4) Implementation
Thereafter the process of implimentation occurs.

I AM ALWAYS AVAILABLE TO DISCUSS THE PROCESS AND IMPLIMENTATION.

I think the little problems mentioned in the thread so far have mainly occured as a result of clients phoning in or e-mailing in their details. From a compliance point of view, we really cannot render proper advice without a face to face meeting.

I encourage all to come in and see us at any of the offices, so that we can best perform to help you.

If you are unable to visit one of the offices, then download the fact finder and send it in to me directly. With the fact find detail at hand I am happy to telephonically discuss the way forward.

This system works fine in 99% of the cases.

If not . . . I am really just a phone call away.

Regards,

Steve

PS: I have set up the InvestEd site for the purpose of making myself easily available to everyone . . . especially the interstate clients.

Please USE this faclity! www.invested.com.au ]]> Coffee Lounge Steve Navra http://www.somersoft.com/forums/showthread.php?t=22349#post172045 Navra Planning - Experience http://www.somersoft.com/forums/showthread.php?t=22349#post172001 Tue, 04 Oct 2005 12:54:58 GMT Hi All,

Yes I have been following this thread with much interest.

The feedback about the general perception of our servicing has been invaluable to me and yes transparency in all we do will always be vital to the image we try to represent.

I thought it might be useful to offer you my candid assessment of the people in the organization: strengths and weaknesses.

Allow me to say upfront that there never is a 'perfect' match between client and company representative . . . different personalities and social styles will sometimes fit / not fit every planning relationship. We can but try our best to get this right. What pleases me most is that we have a VERY low disapproval (complaints) ratio. I am very satisfied that probably less than 1% of clients have received unsatisfactory service, which in the financial planning industry is about as good as one can hope to achieve.

Assessment of the people in the Navra Group:

Steve Navra
Strengths:
I like to think that my strengths include experience, knowledge and passion in what I do. Also, EVERY client’s situation and what they can achieve is important to me.
However, my greatest strength I believe is that I am doing exactly what I teach my clients to do . . . in other words, I personally live the process. The structure I espouse is exactly what I recommend each client to do. The actual planning process then is to fit each clients individual circumstance into the structure.

Weaknesses:
I am most often too busy. :o This sadly often manifests in missed e-mails. I receive about 750 per week on average and although Verena and I do our best to get through the most of them, some do get spam filtered out . . . I am addressing this problem. Also sometimes it can take me ages to give a full response. (Sorry)

I probably focus too much on the big picture and am weak on dotting the I's and crossing the T's. Michele Lowbeer is invaluable to me in this regard.

I think I take each clients situation too much 'to heart' . . . it upsets me greatly to see a client not fulfill the potential of what they can achieve.

Many more weaknesses . . . I am sure you can let me know about these I didn’t mention, in your responses :D

Regarding my work colleagues I wish to state that each person has been hand picked based on my personal observation of their work ethic and their personal commitment to what we as an organization are trying to achieve for our clients:

Roger Fusca (Brisbane)
Strengths:
I have worked with Roger for 11 years now and he is the most knowledgeable property person that I know in Australia. He has helped me source 80% of my personal property portfolio and each one of these has been a winner, so it was on this basis that I asked him to help me in sourcing property for my clients.

He is HONEST . . . I must say that I amazed that anyone might allude to anything other :confused: There are very few people in the world that have EARNED my trust to the degree that I trust Roger.

He is a self made financially independent product of our structure. Through the successful acquisition of properties and now also shares, he is FULLY financially independent and works with me purely for the love of what we do.

He is a walking encyclopedia on property! (Especially Brisbane.)

Weaknesses:
He is a "Driver Personality" meaning that he can sometimes be . . . impatient, abrupt and very direct. Some clients like this very candid directness and it can also sometimes get others offside.

Like myself Roger is big picture focused and so sometimes attention to detail can be a weakness. Mark Laszczuk fulfills the 'detail' role for Roger in a similar way to how Michelle helps me.

His driving is awful :eek:
(Meaning he is too good behind the wheel of a motor vehicle . . . and we don't all enjoy formula 1)

Mark Raymond
Strengths:
Mark has proven to be an invaluable resource to me in helping to run NFS of which he is now my business partner.
Mark as a partner and the manager of NFS became a necessary option especially with my time being increasingly drawn towards the share funds.

Most level headed and caring planner I have met! The clients literally love working with this man . . . he seems to be able to offer everyone a 'special' level of attention.

Attention to detail is par excellent.

Weaknesses:
Sometimes is too much 'Mr. Nice Guy' . . . meaning he does too much for some clients. This is not a bad thing . . . but he does have a family and probably shouldn't work such long hours! (But hey, don't tell him that ;))

He is South African.

Greg Suefong
Strengths:
Probably the most technically correct planner in the group.

With 9 years of technical planning experience behind him and extremely highly qualified with degrees in commerce and accounting Greg is well able to solve the most difficult of client situations.

Weaknesses:
Perhaps too clinically accurate with his plans. I don’t see this as a weakness per se, rather sometimes clients can perceive this as a too cold and analytical approach to problem solving.

Despite Greg’s many years of planning experience he is young for my client base . . . the average age of our clients is 40+.

Katrina Nicholson (Melbourne)
Katrina attended the first of my Melbourne weekend workshops and loved our approach to planning. She gave up her career in engineering to become a financial planner and helped me to establish the Melbourne office. After 3 years of successfully running the Melbourne operation and might I say being adored by our Melbourne clients, I gifted the Melbourne operation to Katrina as a reward for her more than excellent achievement in making the Melbourne office the success it is. So actually Katrina no longer works for NFS . . . rather she owns the Melbourne operation as her own financial planning practice.

I include Katrina in this thread because firstly we still work very closely together in the interests of all the Melbourne clients and secondly even though Katrina fully owns the planning practice, I have continued to offer myself and my advice to these Melbourne clients who so wish it, on an ongoing basis. (Working together with Katrina)

Strengths:
I really love Katrina. (NOT to in any way be misconstrued in the wrong sense!) Katrina, more than anyone shares my passion, morals, ethics, beliefs and love of what we do for our clients in the planning environment. She is the epitome of what every planner should be . . . and she likewise lives the role in that she has built her own structure on the very principles we espouse.

She is technically very accurate and highly educated in the field.

She is a wonderful ‘peoples person’ . . . no wonder she is so highly respected by all.

Weaknesses:
Similar to Mark, she works too hard for her clients and there is a life outside of planning.

Can be over analytical . . . as all engineers are!

She is far too beautiful to be a planner . . . (aren’t they all supposed to be nerdy?)

Que Luong Senior Paraplanner
Que heads up the paraplanning dept

Technically brilliant and fantastic on research. Assists Mark in assessing all plans that are prepared by NFS

Michelle Lowbeer Paraplanner
Personal paraplanner to myself. Thank heavens for Michelle without whom I could not possibly cope with the day to day running of my personal client base. As per the feedback given in the thread so far, Michelle is wonderfully efficient in her role.

Mark Laszczuk Paraplanner
Mark fulfills the same role for Roger in Brisbane as Michelle does for me in Sydney. Similar to all NFS employees, Mark gave up his previous career to come and work with us. Like all of us, he too lives the role and bases his own planning on the structure. Mark Recently moved up to Brisbane to take the opportunity to work first hand with Roger. (Our newest staff member and so far I am only hearing good things.)

Verena White Executive Assistant / Course Co-ordinator
My right hand person at NFS . . . organizes my schedule (and life!) making sure everything happens as it should. (If ever you can’t get in touch with me, this is the person you should contact.)

Summary:
As most might know, my time is very much focused on the NavraInvest Funds and I do appreciate that everyone wants to personally structure their planning with me. Sadly I just cannot stretch my time that far. It is for this reason that I have taken an interest in the InvestEd site / forum . . . so please utilize this medium to stay in direct contact with me.

NFS is a financial planning group with a difference . . . that is we DO RECOMMEND property!

We are NOT perfect, but we do try our very best to help every client . . . not every client tries their best to help themselves!

Financial planning is an industry in which intimate relationships between the planners and clients develop. Relationships, work-wise or other-wise can and do have their ups and downs. Like a marriage, it takes commitment from both sides.

We try to please, so please help us to satisfy your needs.

Thank you so much for the feedback.

Sincerely,

Steve ]]> Coffee Lounge Steve Navra http://www.somersoft.com/forums/showthread.php?t=22349#post172001 Navra Planning - Experience http://www.somersoft.com/forums/showthread.php?t=22349#post171681 Sat, 01 Oct 2005 22:34:14 GMT Hi,

It is true that I can't physically see everyone . . .

However it does make me sad that anyone has not had a positive experience with my group.
I do give my personal mobile number out to every attendee at the workshops.

PLEASE call me if things are not working to your satisfaction.

Sincerely,
Steve ]]> Coffee Lounge Steve Navra http://www.somersoft.com/forums/showthread.php?t=22349#post171681 Navra - Moustacas: SYDNEY http://www.somersoft.com/forums/showthread.php?t=22087#post168743 Tue, 06 Sep 2005 12:26:40 GMT ---Quote (Originally by Rixter)--- Any plans in the pipeline for another visit sometime to the sunny west? :) or maybe even an office expansion to here :D ---End Quote--- Hi Rixter, Same deal . . . put 40 people into a room and I will gladly come west. In fact I am sure I can talk Nic Moustacas into coming too! Let me know :) Regards, Steve

Quote:

Originally Posted by Rixter

Any plans in the pipeline for another visit sometime to the sunny west? :)

or maybe even an office expansion to here :D

Hi Rixter,

Same deal . . . put 40 people into a room and I will gladly come west.
In fact I am sure I can talk Nic Moustacas into coming too!

Let me know :)

Regards,
Steve ]]> Meeting Point Steve Navra http://www.somersoft.com/forums/showthread.php?t=22087#post168743 Navra - Moustacas: SYDNEY http://www.somersoft.com/forums/showthread.php?t=22087#post168602 Tue, 06 Sep 2005 01:14:10 GMT

Quote:

Originally Posted by salsa

Will the above be included at the Brisbane course on 29 & 30 October ?

PLEASE NOTE:

The Brisbane Course will be held on the weekend 22nd and 23rd October!

Regards,

Steve ]]> Meeting Point Steve Navra http://www.somersoft.com/forums/showthread.php?t=22087#post168602 Navra - Moustacas: SYDNEY http://www.somersoft.com/forums/showthread.php?t=22087#post168576 Mon, 05 Sep 2005 21:21:43 GMT

Quote:

Originally Posted by salsa

"I will be including the "Structuring Passive Income for Financial Independence " section for the majority of investors who haven't quite realised how close they are to a self sustaining passive income! "

Steve,
Will the above be included at the Brisbane course on 29 & 30 October ?

Regards,

Yep :)

Regards,
Steve ]]> Meeting Point Steve Navra http://www.somersoft.com/forums/showthread.php?t=22087#post168576 Navra - Moustacas: SYDNEY http://www.somersoft.com/forums/showthread.php?t=22087#post168552 Mon, 05 Sep 2005 11:24:42 GMT I will be running my Advanced Investment Structure 2 day Course this coming weekend. (Sat 10th - Sun 11th) NORTH SYDNEY

Sunday morning includes Nic Moustacas on Trusts.

I will be including the "Structuring Passive Income for Financial Independence" section for the majority of investors who haven't quite realised how close they are to a self sustaining passive income!

Yes it still surprises me how many investors:

• Are passively financially independent and don't know it!
• Can structure a self supporting asset portfolio and don't know how.
• Do not realise that structure can create extra cashflow that makes the journey more pleasant and important than the goal of actual retirement.

All are welcome . . . 12 seats still available as at this afternoon.

See: http://www.navra.com.au/

Or phone Verena at (02) 9087 1888

Regards,
Steve ]]> Meeting Point Steve Navra http://www.somersoft.com/forums/showthread.php?t=22087#post168552 <![CDATA[Navra & Moustacas - Sydney Course]]> http://www.somersoft.com/forums/showthread.php?t=21466#post161798 Mon, 18 Jul 2005 00:32:54 GMT Nic and I will be running an Investment Course incorporating Trust Structure this weekend.

Where: Sydney
Date: Saturday 23 Jul 2005
Sunday 24 Jul 2005
Time: 9.30am - 5.00pm
Venue: The Vibe Hotel, North Sydney

Please book in via:
http://www.navra.com.au/index.asp?content=courses

Strictly limited to 40 attendees . . .

Look forward to seeing you there.

Regards,
Steve & Nic ]]> Meeting Point Steve Navra http://www.somersoft.com/forums/showthread.php?t=21466#post161798 Navra Funds - Year End Results http://www.somersoft.com/forums/showthread.php?t=21385#post160818 Mon, 11 Jul 2005 05:24:19 GMT ---Quote (Originally by aidan_opan)--- why would the annual return for the retail fund be higher than the wholesale fund if the fees are lower in the wholesale fund? ---End Quote--- Hi All, These are the very questions that I will be answering at the cocktail party :p Regards, Steve

Quote:

Originally Posted by aidan_opan

why would the annual return for the retail fund be higher than the wholesale fund if the fees are lower in the wholesale fund?

Hi All,

These are the very questions that I will be answering at the cocktail party :p

Regards,

Steve ]]> Coffee Lounge Steve Navra http://www.somersoft.com/forums/showthread.php?t=21385#post160818 Navra Group Cocktail Party http://www.somersoft.com/forums/showthread.php?t=21386#post160775 Mon, 11 Jul 2005 03:21:19 GMT The Annual client get together / cocktail parties will take place as follows:

Agenda:
Cocktail Party
Group feedback
Launch of USA Dow Share funds
Launch of Invest Ed (New Forum)

Canberra:
Tues 12th July

The Canberra Room
The Hyatt Canberra
Commonwealth Ave
Yarralumla

Mebourne
Wed 13th July

The Carlton Room
Rydges Carlton
701 Swanston Street
Carlton

Sydney:
Thurs 14th July

The Ballroom
Sofitel Wentworth Sydney
61 Phillip Street
Sydney

Brisbane:
Tues 19th July
The Boulevard Room
Rydges South Bank
Cnr Grey & Glenelg Streets
South Bank

TIME:
6.30 pm Drinks and Refreshments
7.30 pm: Presentation

As usual Forum members are welcome to attend and share a few drinks with us. (Free drinks :) )

PLEASE E-mail me (ASAP) at steve@navrainvest.com.au if you wish to attend.

Kind Regards,
Steve ]]> Meeting Point Steve Navra http://www.somersoft.com/forums/showthread.php?t=21386#post160775