How To Buy 10-20 Investment Properties on Average Income! FIVE Borrowing Power HACKS 🔑

Are you "MAXED OUT" with the banks and stuck in your property investment journey?
❌ You want to buy more investment properties but lenders won't give you any more loans?
Well SURPRISE! 🎉
Here's an early Christmas present from Vineet Danwar (Bluehive Financial Services, [e-mail]) that could get you many more properties! 🎁
Even many Mortgage Brokers don't know about the 'Endless Borrowing Capacity' strategy.
This is not a joke.
ESPECIALLY if you are starting your property journey, this may allow you to buy unlimited properties and preserve your borrowing power 🏠🏠🏠
Let's dive in and see how this works!
#borrowingpower #lending #loan
Chapters:
00:00:00 - Five Essential Ways to Improve Borrowing Capacity
00:05:21 - The Importance of Trust Structures in Lower Income Levels
00:11:02 - The importance of setting up a trust
00:16:39 - Resetting and recalibrating existing loans
00:21:54 - Using Trusts to Maximize Property Purchases
00:27:20 - Maximizing Property Portfolio Efficiency
00:32:34 - Considerations for Lending Policies and Portfolio Calibration
00:38:03 - Separating Transactional and Lending Banks for Privacy
00:43:23 - The Importance of Educating Oneself as an Investor
00:48:33 - Community
LEARN MORE 👇
💡 I Help People Achieve PASSIVE INCOME Through Property Investing Using Our Unique Data-Driven System, So You Can Confidently Buy Top 5% Growth & Cashflow Property, WITHOUT Wasting Months Doing "Research", Spending Weekends At Inspections OR Dropping $15k On Buyers Agents Each Time 👉 consultingbypk.com.au
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DISCLAIMER: No Legal, Financial & Taxation Advice
The Listener, Reader or Viewer acknowledges and agrees that:
• Any information provided by us is provided as general information and for general information purposes only;
• We have not taken the Listener, Reader or Viewers personal and financial circumstances into account when providing information;
• We must not and have not provided legal, financial or taxation advice to the Listener, Reader or Viewer;
• The information provided must be verified by the Listener, Reader or Viewer prior to the Listener, Reader or Viewer acting or relying on the information by an independent professional advisor including a legal, financial, taxation advisor and the Listener, Reader or Viewers accountant;
• The information may not be suitable or applicable to the Listener, Reader or Viewer's individual circumstances;
• We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and we are not authorised to provide financial services to the Listener, Reader or Viewer, and we have not provided financial services to the Listener, Reader or Viewer.
#PropertyInvestment #PassiveIncome #Australia #RealEstate

[@AusPropertyMasteryWithPK]

❤ JOIN THE COMMUNITY & GET FREE SUBURB TIPS + STRATEGIES 💡 Private Facebook Group With Over 50,000 Clients & Investors 👉 facebook.com/groups/passiveincomethroughproperty 💡 Top Ranked No "BS" Podcast On Spotify/ Apple Podcasts/ Google 👉 consultingbypk.com.au/podcast/

[@baibhabmahapatra744]

Single person here with about 100k income and listening to the mid-income range just smashed my interest in the video lol

[@rayfeetrono259]

He categorised 250k to 400k (household) as the Mid income group. At that moment, I fell off my chair.

[@AusPropertyMasteryWithPK]

I though it was worth double clarifying too

[@zorororonoa2469]

🤣

[@jimm3379]

That’s inflation for you

[@amitmou2009]

Well we're definitely not quiet there...

[@amitmou2009]

I'm interested to know how the trust distributions are taxed assuming the trust is positive cash flow..

[@adrianlaw1707]

This guy is good. One of the best trust videos I’ve seen.

[@kalyani5795]

I have listened 100's of videos about increasing borrowing capacity and I can tell P.K. that this is one of the best. Vineet is a very knowledgeable person. Thank you

[@akid6222]

PK this interview is absolutely gold. Thankyou. You going back and reasking for those of us close to their max capacity. Of what to do etc. Im at 3 houses and not far off my max of which one house is quite poorly performing. This has given me a lot to consider over my ongoing strategy. I might engage with this company from here.

[@Riccardo_123]

Fantastic video PK and Vineet, thanks so much 🙌

[@ironjaw1967]

Yes Thankyou appreciate learning this gem.

[@rohankorde3367]

Bring vineet back he is very transparent about everything and he is very knowledgeable i would love to see him again

[@johnmoroianu]

I'm a few months away of buying my first property (either PPOR or investment, haven't decided yet, lol). This vid definitely made me think about setting up a teust now. Thanks PK and Vineet.

[@harpindersandhu9236]

Yes PK for sure i think as Vaneet mentioned right structures really makes a difference

[@nq6417]

I went through the whole trust process 2 properties ago and when I got right through the process and bought the property and then went to buy the next property, I was told NAB are not ignoring that lending, but Bankwest will ignore it. I was disappointed in the broker in the case but it worked out because Bankwest was an option, so it turned out the trust set up wasn’t wasted. This trust set up to ignore lending is a game changer. It’s how to go from 4 to 10 properties

[@AusPropertyMasteryWithPK]

👍🏼

[@Rajeevv777]

I had the similar experience with Commbank where they changed their minds mid process! Luckily had another bank come to the table and a kind seller who allowed extension on finance

[@imranhussainfca]

CBA also takes guarantor lending into account while doing borrowing capacity. So it would be better if you specify it applies for a few specific lenders

[@Toora0510]

This is great PK, thank you for this! I wasnt aware of trust structures and how it all works. I am currently maxed out in my borrowing, its great to know these strategies. 😊 opens another perspective to the current situation.

[@nickmarsh9384]

really good info, thanks guys

[@gregthomson3074]

This is fantastic information

[@krissebamalai]

Great video! Yes for more videos please.

[@DIEGOARTESAO]

One of the best of your videos Pk, I was talking about a trust yesterday to my broker but I have no time to set up for the current investment, next time. The guest gave us an awesome overview about to go and look for the right structure. Thanks PK.

[@gwywsz5277]

Good content! Thanks PK and all your mortgage brokers and accountants guest!

[@AusPropertyMasteryWithPK]

Thanks for the feedback!

[@mariabelenhinostroza6482]

Well don Pk, thank you for all the information! You’re a rocket ❤

[@joncandyfliprecords]

If you can’t afford the time for the whole vid: Bottom line is you still need to be able to afford your repayments, no matter what structure or strategy you put in place. The dollars you earn and control are the ultimate limiter. But for those facing an unfair stone-walling on a mortgage they personally know they can afford, from pen pushers behind a desk, using trust structures for both IP’s and your PPOR is a game changer. 🌱

[@DisciplinedLion]

Thank you

[@maryjavasilyevna861]

This is absolutely the best comment and the idea I had in my head all the time . These structures are good for positively geared properties and wealthy.

[@vineetdanwar]

Thanks PK for allowing a fantastic topic on your forum on how the right lending strategies can help an average family build their wealth via property investing. It was a great pleasure to share some key insights.

[@krishnacsr2734]

how can we connect with you @vineetdanwar

[@vineetdanwar]

@@krishnacsr2734 pls contact on the official website mentioned by PK in video description,

[@sabinsubedi4850]

Yes.

[@nishsmokeup491]

Yes !! brilliant

[@upgarage1]

Apologies if i missed it. What kind of trust are we referring to in the example "couple with 2 dependents"? Would this be the same kind of trust for a single with no dependents

[@m_formanit508]

Thanks, PK and Vineet I watched the full video and found that a Trust might be a better option depend upon my choice and circumstances. It’s a big yes for me. However, in the future, if you could elaborate more with couple of scenario-based examples on how serviceability will increase with a Trust compared to having a property under an individual name, that would be great.

[@dilipkonar6089]

very cool .. Superb!!!

[@sebastianranderson686]

Yes!

[@ramonriveralaffont8126]

Yes

[@bailey_jc]

Yes, more brokers pls

[@h2olilly1983]

This guy is very knowledgeable and definitely gave lots of useful insider tips!

[@lukedel]

PK, I think a good video you should make is talking to someone or explaining the situation of when things go wrong with investing. The positive theory of all this lending and capital growth, rental yields etc is all exciting to hear, but if something bad was to happen it’s not as simple as just saying that someone can sell their assets - no one talks about the bad times.

[@AusPropertyMasteryWithPK]

I did one at the start of the year on worst case scenarios for the market

[@lukedel]

@@AusPropertyMasteryWithPK could you link to that video? I’ve watched so many of yours now but nothing spoke about the borrower drawing equity to keep buying properties and how they get into financial trouble (career, health etc) and they can no longer afford to service the debt, tenants move out, or bad tenant trashes the property and the downtime between repairs and finding a new tenant isn’t recoverable through landlord insurance. Plus rates have gone up considerably the last couple of years, there must have been someone in this situation.

[@AusPropertyMasteryWithPK]

@@lukedel it was more what could make the market crash

[@lukedel]

@@AusPropertyMasteryWithPK I was thinking that. Oh well, one to think about perhaps for a future video - no one discusses the topic…….and I block so many ads on social media these days talking up how great property investing is now that I’ve shown some interest

[@nq6417]

@@lukedelI mean this with respect. Your question is valid but you won’t find that information anywhere. You’ll find the path when you start. Action is key, with a plan and a little wisdom. Once you get your first two properties, something happens. The pennies start to drop and just get it. I know this is somewhat of a frustrating answer.

[@johnrahimi8796]

really good pk please do invite more i would appreciate if you discuss commercial property lending options too thank you

[@damiancaratozzolo9743]

How do you show that a PPR bought in trust is positively geared to use this strategy? Do you personally need to rent it from the Trust?

[@jughead18sp]

If you do a trust structure and it is considered as a separate entity does that mean you are losing some of your tax benefits say depreciation etc, because you cant offset a different entity's lost to your own?

[@madhukyatham]

Go ahead, Buy more and more.

[@nirmalmath]

Hi PK , I am new to this channel. Just want to get an advice if you don’t mind. I have an investment property currently in negative gearing and l am paying P&l @ 6.2% . So l asked my broker about changing it to interest only and he advised me that the rate will be around 6..8% . What is your opinion on this

[@Efamily630]

Whats the lvr requirement for trust and do they still consider only 80% to 70% of gross rent? Ie. If 70% of gross rent causes a negative cashflow but 95% does not, do you then need a garuntee requirement

[@akarshanand5655]

Hi Pk, I am pretty sure you asked the question but there was no answer, how much (approximately) would you say is the deposit % required to make a trust self sufficient with the current interest rates?

[@jadechen4364]

I am curious to know with this type of structure, when it comes to utilising the equity of the property/properties within the trust- will it be easily accessible noting the servicing will be assessed by existing rental incomes and deficit may be mitigated by individual's income. With the income threshold that it was mentioned, I find it maybe rather difficult for people to save up 24% for a property purchase each time if they were not able to utilise the equity easily.

[@AusPropertyMasteryWithPK]

A good question for a broker!

[@JDGUNS44]

There are no issues in accessing equity

[@davidmoffatt6331]

Interest only with 100% offset account enables you to save the principal and that is providing a reduction of interest exposure whilst enabling access to the offset for a rainy day or if a great opportunity occurs and you need a deposit.

[@AusPropertyMasteryWithPK]

The point he was making is that PI preserves borrowing capacity better. Your example doesn’t address borrowing capacity. It’s correct but tangential to the topic

[@andyb3196]

Great episode guys!! Last year I brought a two bed two bath apartment want wanted to expand my investment portfolio went to a lender so can use the equity and gauge what’s my borrowing capacity. The amount I can borrow way short to invest in any Unit under 390k. Instead I brought Tesla Model Y on personal loan. I’m single income person living by myself no kids no family.

[@TryABaconSlice]

What on earth, you went from looking to expand with good assets to taking bad debt to buy depreciating assets? Terrible decision

[@johnderizzo7979]

Banks have no clue with lending, i was with a lender and had a loan paid out in full sitting jn a offsetf account yet had to leave bank through broker and jump to an other lender ..... all because im self emoloyed , madness. I feel for first home buyers.

[@ZoeZhang-ji9nv]

How about buying IP via 50% individual + 50% trust?

[@michaels6154]

Hi. Thank you for this vudeo. It was really useful. Pleaae get more mortgage brokers in and i woukd like to talk to v about my journey

[@chrisy1998]

Hey if you have afew properties in your name already, is it possible to move it over into a trust?

[@AusPropertyMasteryWithPK]

We covered this in the vid 👍🏼

[@kiranali1269]

Hi, I'm not an Aus resident, but my partner is an Aus citizen. We have an IP, and we only had to pay 50% foreign duty For 2nd IP, if we will form a trust, you reckon I'd have to pay 100% of foreign duty? As I'm on a bridging visa only commbank lends me money. Do you think forming a trust will benefit us for now? Or we should consider that after I get residency?

[@Rajeevv777]

Need to have the right terms in your trust deed that don't allow foreign beneficiaries - you'll want a lawyer to review your trust deed and make amendments

[@AusPropertyMasteryWithPK]

I did a video 2 months ago on buying without PR

[@kiranali1269]

Thank you for your reply. Yeah, I've watched that already. That was very basic. I'd need to consult a conveyancer/solicitor to know the legal fee as I don't need a FIRB atm but to buy 3rd one under trust they'll be able to answer I guess

[@davidlr97]

One of the things that I find difficult to figure out is when is it worth investing in more property vs keeping money in offset against existing property. Savings in offset is saving me 6.1% interest untaxed and with basically no risk, so I suppose the combination of rental yield + capital gain of any investment has to be higher than that after tax, which seems quite significant?

[@AusPropertyMasteryWithPK]

100% I did a video on this around march inthink

[@roysingh2019]

Please explain every property demands council rates, water rates, property tax right. How can i pay with a normal wage??

[@AusPropertyMasteryWithPK]

But high yield property that cover the expenses

[@rachelleoct]

I have two accounts with comm bank, one is more regular spending , the other more for minimum and essential transactions. Does this work, or do they have to be separate banks? I also use my credit card for transactions and clear the balanxe every month to try to build my credit lending

[@JDGUNS44]

You will need specific answer to your situation. Thumb rule transactions account in a bank where no lending exists or planned

[@rachelleoct]

@@JDGUNS44 amazing , thanks so much for responding

[@tonyaquino_photography4838]

Different strokes for different folks. You been listening to greame holm pk? 😜 Nice episode very interesting to hear this strategy. I’m assuming paying down PPOR debt is another way to increase borrowing if I’m not mistaken since you would no longer have a 20k-50k P/A bill to pay?

[@AusPropertyMasteryWithPK]

Hey yes paying off debt helps but is not really a scalable strategy… I’ve heard of him but never heard his stuff

[@piasmarietabungar8487]

Yes please PK

[@jinarobinson-uy1mn]

Are you holding back information, is this legal?

[@kirkpage3074]

YES PK Please :)

[@gauravpopat5140]

How we connect with Vinit?

[@callumfisher6657]

I think I’m missing something - how could buying a PPOR in trust help your borrowing capacity when it will not be self sufficient as an entity? Are you paying your trust rent to make it so?

[@AusPropertyMasteryWithPK]

You can ask Vineet directly, but the idea is as a guarantor of the trust you make the normal contributions into the trust to meet repayments

[@Eeeels2024]

Buying a ppor in a trust negates the main residence cgt exemption. Highly recommend you dont.

[@AD-vh4jl]

There are about 5 or 6 lenders who will disregard property held in trust. Once your have a property in trust with them, they can't "un-see" it. So then you're again stuck with 5 properties.

[@U.s.e.r.3493]

Names?

[@user-zn4vo6ii2i]

@@U.s.e.r.3493 all of the lenders. once you put your application into their system. they put into their database. it means they will not be able to "unseen" for the next application

[@jackmccormack1496]

Corporate trust Im assuming?

[@MrGeddes85]

Hey PK, Long-time fan here! I had to do a double-take with your latest guest. It felt like they were dancing around your questions like they were on a game show called "Avoid the Point." 😂 Not once did they spill the beans on which trust structure to use-no bear trust, corporate trust, or discretionary trust in sight! They talked around it more than a cat circles a laser pointer! Anyway, I had to stop halfway through to save my sanity. Still love your content, though! Keep up the great work, PK! Just maybe get guests who like to, you know, actually answer questions next time? Cheers!

[@AusPropertyMasteryWithPK]

Thanks for feedback mate, to help you out, it’s a discretionary trust with corporate trustee.. but always check with your own broker and accountant too ☺️

[@karansharma7338]

@pk what if wife is on maternity leave and only way to buy under trust is to wait 6 month from now..would you buy in personal name or wait.pleaas advice

[@Rajeevv777]

We had the same thing, some banks have a maternity policy where if you can show you have cash that will cover the time off, they'll treat wife's income in full. Mortgage broker did the research for us!

[@karansharma7338]

@@Rajeevv777 thanks rajeev appreciate your response. Did you use end up using trust for IP or personal names..thank you

[@Rajeevv777]

@@karansharma7338trusts in the end

[@rachelleoct]

Hello, my situation has changed and now I have to try to use a relative as guarantor, my question is will I still be able to purchase the property under a trust in this senatio? Thanks

[@JDGUNS44]

Depends on whose income is being used for calculations

[@rachelleoct]

@@JDGUNS44 that will be my own 100k

[@rachelleoct]

@@JDGUNS44 The figures would be based on my own income around 100k

[@ADayInTheLifeOfJames]

I love PK… But the fact this video exists shows we are heading toward a cliff with this housing market.

[@vikrambajoria8773]

But Trust incur more land tax because they have low threshold.

[@AusPropertyMasteryWithPK]

We covered this

[@megadush]

Do you still have the benefit of negative hearing when investment properties are purchased under a trust ? I was hoping you’d cover this point..

[@JDGUNS44]

No instant gratification. on a long term basis no benefit is lost.

[@Lucas-jj7oy]

Where can i get in contact with this man or someone that knows this stuff so we can write up a plan?

[@AusPropertyMasteryWithPK]

[e-mail]

[@EastWood2004]

With Trust I cannot get the free land tax threshold. The trust management fee is another one. If you own apartments only then the trust would be a good option.

[@AusPropertyMasteryWithPK]

We covered this. Land tax is immaterial in context of gains to be made. Diversify across states

[@EastWood2004]

@@AusPropertyMasteryWithPK I don’t agree with this. The threshold is 1 Mil in NSW. 1.7% of 1 Mil annually is huge.

[@AusPropertyMasteryWithPK]

@@EastWood2004 no need to buy a property with $1m land value. Buy affordable and diversify. Anyway, feel free to disagree, I’m just trying to bring alternative views to help folks

[@carmenransley9887]

What trust structure are we talking about? Company Trust?

[@AusPropertyMasteryWithPK]

Discretionary with corporate trustee.. but always check with your accountant

[@Mahdi20832]

i think to take loan on trust....have to show 2 years profit..

[@nq6417]

@@Mahdi20832 nope. You’ll find the funder will want a trust and corporate trustee company with no business and no transactions.

[@vikrambajoria8773]

But PK having property under Trust would Incur more land tax because Trust have low land tax threshold

[@Rajeevv777]

Depends on the state and land threshold. The ones PK has in his client examples (on his FB group) don't usually meet that threshold

[@officialspock]

That's why you diversify, don't just buy in one state

[@nq6417]

Zero threshold for property in a trust. You pay on the first property

[@jimm3379]

@@Rajeevv777 if you hold them long enough, the growth will eventually trigger the threshold. But, what’s a bit of land tax if you’re hundreds of thousands in front.

[@Rajeevv777]

@@nq6417 I've got states that both do and don't charge with different trusts - depends on the trust and $$ that's the land is worth

[@cyborg_cr7488]

This highlights how broken the Australian property market is. People who can afford are driving prices to crazy inflated levels. While the rest are getting increasingly homeless. p.s. I am not homeless, and technically a millionaire. But the system is fucked by the greed. 😂

[@jonathanroy5924]

90% of people own 3 properties because that stat is from individuals tax returns - of which their trust owning properties wouldn’t appear.

[@leonie563]

Sorry, did you just say that ATO don't see Trust occupants?

[@jonathanroy5924]

@@leonie563 no

[@lambasamba]

PK, i want to meet you in person. How can i reach you? AC here

[@AusPropertyMasteryWithPK]

I do group meetups every now and then in different cities

[@jiripeconka4494]

400k is mid-income Australian family? I thought the 250k would be the middle of that range or towards the top but he started that range there. Would that be an elitist strategy then?

[@JDGUNS44]

No. Its more critical for families on lower income groups to preserve borrowing capacity

[@Mahdi20832]

Trust? it means business..... have to show 2 years profit.... isn't that correct?

[@AusPropertyMasteryWithPK]

Trust is a structure.. not a business.. even in business there’s ways to get a loan with less than 2 years

[@vineetdanwar]

No

[@nq6417]

Another thing I never see around these conversations is this: You need to get a solicitor’s advice on the lending within the trust because you are effectively going guarantor for the trust loan. It’s $1,700 for a solicitor to read your obligations and witness the signing. No way around it either. Make sure you factor that into your costings

[@jonathanroy5924]

Good point well made

[@jonathanroy5924]

I found some for $900

[@Schoolstuffs2011]

I dont mean to be negative, but essentially, you need to be pushing an accountant to sign off that the trust is self-sufficient but at the same time your mortgage broker and yourself know it isnt unless you are putting money in externally... so essentially, the crux of it is to lie to get ahead and find an accountant who has questionable ethics. I still like trusts as I know eventually the Trust will be self-sufficient, and i like the discretion of where to direct the income, but if im an ethical person, really this method doesnt help very much at all. Not to mention the income required to be a middle income earner. I think my wife and i are on like 150k all up, haha. Guess we are equity rich income poor.

[@AusPropertyMasteryWithPK]

I’ve just published a video with a tax lawyers take on it

[@maryjavasilyevna861]

IMHO if a property is self sufficient, why bother with trusts …

[@rgobando76]

This broker has forgot a very basic and key element, which is "Land Tax" so the reason you want to have 1 Trust per Property or maybe 2 depending on Land Tax Threshold calculation vs Trust setup cost. Having many properties in 1 single Trust as recommended by him is a no go for me on this basis.

[@AusPropertyMasteryWithPK]

It’s a cost vs benefit.. on a $500k property you maybe be spending another 500 a year on land tax (more in vic), but this is less than the cost of a whole new trust. We did cover it, have a re-watch. Depending on price point and state, the ideal number may be 2-4 properties per trust

[@mdnayeemhossain2750]

If I had $600k - $1.2m borrowing capacity after purchasing 3 properties, then I wouldn’t have any problem to begin with !! 😂

[@dsahfia]

Royal commission incoming

[@gregfields011]

I'm pretty new to understanding trusts... Would you get any benefit if you are single?

[@AusPropertyMasteryWithPK]

It’s a long term decision.. you may not be single forever

[@jocelynsamson3389]

That's a nice one very clever. Look ahead. haha 😊

[@dailyhacks4634]

200k income is middle income? Interesting

[@johncorey5297]

i cant believe middle class is $250k - $350k and high end is 500k must just be me sitting here on $110k a year thinking its decent but im actually lower class in terms of borrowing capacity

[@alfamiura]

This is HIS definition, $400k household isn't 'mid' generally.

[@katiew7480]

He’s also assuming two people earning

[@devon.a]

Slow down a bit there bro, explain yourself, you're just dumping

[@rohankorde3367]

How do i get in contact with vineet for investment advice? On trust structures

[@AusPropertyMasteryWithPK]

Please see description of vid

[@ourbeautifulplanet1]

Coming from Mars.......we live in planet earth🌏.....😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮😮...

[@manavkumar5743]

Can you please share Vineet's contact details

[@AusPropertyMasteryWithPK]

See description

[@manavkumar5743]

@@AusPropertyMasteryWithPK sorry couldn't find it there all the links are for your other videos.

[@sumersingh-hr5tp]

Yes

[@SeemanSeemanism]

Yes!

[@alisaljoughian3857]

Yes

[@daninigosana303]

Yes

[@laxmansss]

Yes

[@CoolViews101.CoolThings]

Yes

[@PaulMorton-rj1cc]

Yes

[@willjackson189]

Yes

[@ghazalshirazi8790]

Yes