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The path lab rental covers the strata fees so that it is cost neutral for me to be using the premises. However, it does not help the sale of premises because their tenancy is dependent on me being there.

Hi Westminster Thanks for asking. Time does fly past quickly. When I started this thread, I was certainly in a state of angst and turmoil. New staff started in January and I found it tough going in the first few weeks. A lot of things I took for granted were not done and I had to oversee many...

Great question BV. Many people ask me what a 44 year old retiree would do and I have thought about it a lot. My main aim is to get away from the stresses of my job and also the major stresses of staff management. When I say retire, I mean withdraw from the need to work rabidly for cash...

Totally agree. I was quite impressed at how you picked up that a pathology company was my other tenant. You clearly have some knowledge about these things. I want to work only until I achieve my goals which remain: $3m in unencumbered assets plus unencumbered PPOR in metro Sydney. Probably...

True. The outgoings are 20k. So my plan is if I can get the other tenant to be paying 22k a year and I am paying 28k a year, it brings the total rental to 50k a year and a net rental return of 30k. On a 480k sale price, the 30k net return is 6.2% which makes it far more attractive.

I suspect that I would be happy to sell in the high 400s e.g 480k. As I am likely to go in five years, I would hate to try and sell then. At that point, it would be totally tenant free and I would likely be trying to offload at a loss. This way at 480k, (almost 10% gross yield) I have still...

Your numbers are correct. Gross yield is 8.4% although I suspect that I would be happy to sell at a price with a gross yield of 9%. The body corporate fees are very high for a very basic building because each owner also has a share of two blocks of land opposite the street from the building...

And I think there are far more dodgy property investments out there. Here I am trying to sell a property with secure tenants and a 8 plus per cent return. Sure, there is a vacancy risk after the lease expires but this goes with all investment properties.

I guess the agent is a professional in his own right. And all investments carry risks. Is it not a case of caveat emptor? And I guess whilst I am a tenant there, the investor should not be displeased - they are getting a great return. And also security of tenancy from both myself and an ASX...

Thats my thought exactly. Because the worst time to sell is when I want to depart and suddenly it is a tenant free sale with time pressures.

I take on board what Geoff and Terry are saying and will be sourcing a good local SMSF solicitor ASAP. I thought I had found a prominent local solicitor to do the lease but after reading these threads realise that he is too much of a generalist solicitor and probably does not know too much about...

My agent says that we need to find entry level / new investors who wish to take advantage of the low and dropping interest rates and wish to get an 8 plus per cent return on investment in the 500k category. He tells me that there will be investors who do not know how to conduct proper due...

It is hard to determine rental rate in my block of seven owners. Almost all are owner occupied like me via their SMSF. However, one group seems to be renting at 310/sqm. I am offering rental at 368/sqm. My suite is 125 sqm plus three car spaces plus separate 15sqm storage room. The body...

A little ray of sunshine came into my current gloom. A well established local commercial real estate agent has said that he would be interested in listing my comm property for $550k. This was calculated working backwards on an 8.4% yield from rent. I paid $255k (including stamps and legals)...

The problem with my tenancy is that it relies on me continuing to work. Hence, it conflicts with my number one goal of trying to get out. With a big nest egg, I am free. And I could use the nest egg to fund some investments which would create a passive income that allows me to be free of work -...

I thought my comm property should count as an IP ? In 2014, my project will be sell the comm investment property if I can get an appropriate price.

Interesting thank you. I must ask this solicitor about this. I guess I really need to retain a solicitor who knows about property/ SMSF loans etc / SIS. I guess any solicitor can draw up a loan and lease but know nothing about smsf or SIS. The law firms I emailed are general firms - they deal...

"He" refers to the solicitor. It is a proforma document because he emailed me a sample but asked me to meet him so that he can fill in the specifics e.g. my name and address of property. The same happened with my accountant. When he set up the various trusts and bare companies and my smsf, he...

With my whole smsf situation, it is the accountant who has been directing the overall game play. So he has sent me out to organise the lease document and the loan document. Therefore, I went to get quotes from solicitor. Why does it cost 1200 to generate a pro-forma document wherein I sign and...

I got quotes from local solicitors for: 1. Commercial lease between myself and SMSF for my comm property 2. Loan agreement between myself and SMSF This comes to about 2400 for these two documents. Is this about the right ballpark for this?