The two most frequently asked questions by investors are:What investment should I buy?
Is now the right time to buy it?Most people want to know how to spot the right investment at the right time, because they believe that is the key to successful investing. Let me tell you that is far from the truth: even if you could get the answers to those questions right, you would only have a 50% chance to make your investment successful. Let me explain.There are two key influencers that can lead to the success or failure of any investment:External factors: these are the markets and investment performance in general. For example:
The likely performance of that particular investment over time;
Whether that market will go up or down, and when it will change from one direction to another.
Internal factors: these are the investor’s own preference, experience and capacity. For example:
Which investment you have more affinity with and have a track record of making good money in;
What capacity you have to hold on to an investment during bad times;
What tax advantages do you have which can help manage cash flow;
What level of risk you can tolerate without tending to make panic decisions.When we are looking at any particular investment, we can’t simply look at the charts or research reports to decide what to invest and when to invest, we need to look at ourselves and find out what works for us as an individual.Let’s look at a few examples to demonstrate my viewpoint here. These can show you why investment theories often don’t work in real life because they are an analysis of the external factors, and investors can usually make or break these theories themselves due to their individual differences (i.e. internal factors).Example 1: Pick the best investment at the time.Most investment advisors I have seen make an assumption that if the investment performs well, then any investor can definitely make good money out of it. In other words, the external factors alone determine the return.I beg to differ. Consider these for example:Have you ever heard of an instance where two property investors bought identical properties side by side in the same street at the same time? One makes good money in rent with a good tenant and sells it at a good profit later; the other has much lower rent with a bad tenant and sells it at a loss later. They can be both using the same property management agent, the same selling agent, the same bank for finance, and getting the same advice from the same investment advisor.
You may have also seen share investors who bought the same shares at the same time, one is forced to sell theirs at a loss due to personal circumstances and the other sells them for a profit at a better time.
I have even seen the same builder building 5 identical houses side by side for 5 investors. One took 6 months longer to build than the other 4, and he ended up having to sell it at the wrong time due to personal cash flow pressures whereas others are doing much better financially.What is the sole difference in the above cases? The investors themselves (i.e. the internal factors).Over the years I have reviewed the financial positions of a few thousand investors personally. When people ask me what investment they should get into at any particular moment, they expect me to compare shares, properties, and other asset classes to advise them how to allocate their money.My answer to them is to always ask them to go back over their track record first. I would ask them to list down all the investments they have ever made: cash, shares, options, futures, properties, property development, property renovation, etc. and ask them to tell me which one made them the most money and which one didn’t. Then I suggest to them to stick to the winners and cut the losers. In other words, I tell them to invest more in what has made them good money in the past and stop investing in what has not made them any money in the past (assuming their money will get a 5% return per year sitting in the bank, they need to at least beat that when doing the comparison).If you take time to do that exercise for yourself, you will very quickly discover your favourite investment to invest in, so that you can concentrate your resources on getting the best return rather than allocating any of them to the losers.You may ask for my rationale in choosing investments this way rather than looking at the theories of diversification or portfolio management, like most others do. I simply believe the law of nature governs many things beyond our scientific understanding; and it is not smart to go against the law of nature.For example, have you ever noticed that sardines swim together in the ocean? And similarly so do the sharks. In a natural forest, similar trees grow together too. This is the idea that similar things attract each other as they have affinity with each other.You can look around at the people you know. The people you like to spend more time with are probably people who are in some ways similar to you.It seems that there is a law of affinity at work that says that similar things beget similar things; whether they are animals, trees, rocks or humans. Why do you think there would be any difference between an investor and their investments?So in my opinion, the question is not necessarily about which investment works. Rather it is about which investment works for you.If you have affinity with properties, properties are likely to be attracted to you. If you have affinity with shares, shares are likely to be attracted to you. If you have affinity with good cash flow, good cash flow is likely to be attracted to you. If you have affinity with good capital gain, good capital growth is likely to be attracted to you (but not necessary good cash flow ).You can improve your affinity with anything to a degree by spending more time and effort on it, but there are things that you naturally have affinity with. These are the things you should go with as they are effortless for you. Can you imagine the effort required for a shark to work on himself to become sardine-like or vice versa?One of the reasons why our company has spent a lot of time lately to work on our client’s cash flow management, is because if our clients have low affinity with their own family cash flow, they are unlikely to have good cash flow with their investment properties. Remember, it is a natural law that similar things beget similar things. Investors who have poor cash flow management at home, usually end up with investments (or businesses) with poor cash flow.Have you ever wondered why the world’s greatest investors, such as Warren Buffet, tend only to invest in a few very concentrated areas they have great affinity with? While he has more money than most of us and could afford to diversify into many different things, he sticks to only the few things that he has successfully made his money from in the past and cut off the ones which didn’t (such as the airline business).What if you haven’t done any investing and you have no track record to go by? In this case I would suggest you first look at your parents’ track record in investing. The chances are you are somehow similar to your parents (even when you don’t like to admit it ). If you think your parents never invested in anything successfully, then look at whether they have done well with their family home. Alternatively you will need to do your own testing to find out what works for you.Obviously there will be exceptions to this rule. Ultimately your results will be the only judge for what investment works for you.Example 2: Picking the bottom of the market to invest.When the news in any market is not positive, many investors automatically go into a “waiting mode”. What are they waiting for? The market to bottom out! This is because they believe investing is about buying low and selling high – pretty simple right? But why do most people fail to do even that?Here are a few reasons:When investors have the money to invest safely in a market, that market may not be at its bottom yet, so they choose to wait. By the time the market hits the bottom; their money has already been taken up by other things, as money rarely sits still. If it is not going to some sort of investment, it will tend to go to expenses or other silly things such as get-rich-quick scheme, repairs and other “life dramas”.
Investors who are used to waiting for when the market is not very positive before they act are usually driven either by a fear of losing money or the greed of gaining more. Let’s look at the impact of each of them:
If their behaviour was due to the fear of losing money, they are less likely to get into the market when it hits rock bottom as you can imagine how bad the news would be then. If they couldn’t act when the news was less negative, how do you expect them to have the courage to act when it is really negative? So usually they miss out on the bottom anyway.
If their behaviour was driven by the greed of hoping to make more money on the way up when it reaches the bottom, they are more likely to find other “get-rich-quick schemes” to put their money in before the market hits the bottom, by the time the market hits the bottom, their money won’t be around to invest. Hence you would notice that the get-rich-quick schemes are usually heavily promoted during a time of negative market sentiment as they can easily capture money from this type of investor.
Very often, something negative begets something else negative. People who are fearful to get into the market when their capacity allows them to do so, will spend most of their time looking at all the bad news to confirm their decision. Not only they will miss the bottom, but they are likely to also miss the opportunities on the way up as well, because they see any market upward movement as a preparation for a further and bigger dive the next day.Hence it is my observation that most people who are too fearful or too greedy to get into the market during a slow market have rarely been able to benefit financially from waiting. They usually end up getting into the market after it has had its bull run for far too long when there is very little negative news left. But that is actually often the time when things are over-valued, so they get into the market then, and get slaughtered on the way down.So my advice to our clients is to first start from your internal factors, check your own track records and financial viability to invest. Decide whether you are in a position to invest safely, regardless of the external factors (i.e. the market):If the answer is yes, then go to the market and find the best value you can find at that time;
If the answer is no, then wait.Unfortunately, most investors do it the other way around. They tend to let the market (an external factor) decide what they should do, regardless of their own situation, and they end up wasting time and resources within their capacity.I hope, from the above 2 examples, that you can see that investing is not necessarily about picking the right investment and the right market timing, but it is more about picking the investment that works for you and sticking to your own investment timetable, within your own capacity.A new way to invest in propertiesDuring a consultation last month with a client who has been with us for 6 years, I suddenly realised they didn’t know anything about our Property Advisory Service which has been around since April 2010. I thought I’d better fix this oversight and explain what it is and why it is unique and unprecedented in Australia.But before I do, I would like to give you some data you simply don’t get from investment books and seminars, so you can see where I am coming from.Over the last 10 years of running a mortgage business for property investors:We have executed more than 7,000 individual investment mortgages with around 60 different lenders;
Myself and our mortgage team have reviewed the financial positions of approximately 6,000 individual property investors and developers;
I have enjoyed privileged access to vital data including the original purchase price, value of property improvements and the current valuation of close to 30,000 individual investment properties all around Australia from our considerable client base.When you have such a large sample size to do your research on and make observations, you are bound to discover something unknown to most people.I have discovered many things that may surprise you as much as they surprised me, some of which are against conventional wisdom:Paying more tax can be financially good for you.This one took me years to swallow, but I can’t deny the facts. The clients who have managed to get into a positive cashflow position have paid a lot of tax and will continue to pay a lot of tax, whether it is capital gains, income tax or stamp duty. They don’t have an issue with the tax man making some money as long as they continue to make more themselves! They regularly cash in the profits from their properties and reduce their debt, but always continue to invest and park their money where the return is best. In fact, I can almost say that the only people who enjoy positive cashflow from their investment properties are the people who have little concern about paying taxes as they treat them as the cost of doing business.Just about every property strategy works. It just depends on who does it, how it is done, when it is done and where it is done.When I first started investing, I went and read many property investment books and attended many investment educational seminars. Just about every one of them was convincing and this confused the hell out of me. Just when I was about to form an opinion against a particular property strategy, someone would show up in one of my client consultations and prove that it worked for them!After testing many of these strategies myself, I came to realise that it is not about the strategy,(which is only a tool) but rather it is about whether the person is using the tool appropriately at the right time, in the right place and in the right way.There is no such thing as the best suburb to invest in, forever.If you randomly pick a particular property in what you think is the best suburb over a 30 year window, you will find that there are periods during which this property will outperform the market average, and there are periods when this property will underperform the market average.Many property investors find themselves jumping into historically high growth suburbs at the end of the period when it is outperforming the average, and then stay there for 5-7 years during the underperforming period. (Naturally this can taint their view of property investing as a whole!)There is no such thing as the worst suburb to invest in, forever.If you pick a property in the worst suburb you can think of from 40 years ago, and pitch that against the best suburb you can think of over the same period of time, you will find they both grew at about 7-9% a year on average over the long-term.Hence in the 1960s, a median house in Melbourne and Sydney was valued at $10k. The worst property around that time may have been 30% of the median price for then, which was say about $3k. Today, the median house price in these cities is about $600k. The worst suburb you can find is still around 30% of that price which is say $200k a house. If you believe a bad suburb will never grow, then show me where you can find a house today in these cities, that is still worth around $3k.Median Price growth is very misleading.Many beginner property investors look at median price growth as the guidance for suburb selection. A few points worth mentioning on median price are:We understand the way median price is calculated as the middle price point based on the number of sales during a period. We can talk about the median price for a particular suburb on a particular day, week, month, year, or even longer. So an influx of new stocks or low sales volume can severely distort the median price.In an older suburb, median price growth tends to be higher than it really is. This is because it does not reflect the large sum of money people put into renovating their properties nor does it reflect the subdivision of large blocks of land into multiple dwellings which can be a substantial percentage of the entire suburb.In a newer suburb, median price growth tend to be lower than it really is. This is because it does not reflect the fact that the land and buildings are both getting smaller. For example, you could buy a block of land of 650 square metres for $120k in 2006 in a newer suburb of Melbourne, but 5 years later, half the size block (i.e.325 square metres) will cost you $260k. That’s a whopping 34% annual growth rate per year for 5 years, but median price growth will never reflect that, as median prices today are calculated on much smaller properties.Median price growth takes away people’s focus from looking at the cost of carrying the property. When you have a net 2-3% rental yield against interest rates of 7-8%, you are out-of-pocket by 5% a year. This is not including the money you have to put in to fix and maintain your property from time to time.Buying and holding the same property forever doesn’t give you the best returns on your money.The longer you hold a property, the more likely you will achieve an average growth of 7-9%. But you will be bound to hit periods where your property outperforms the 7-9% growth and periods where it under performs the 7-9% growth.The longer you hold a property, if its growth is at or above average, the lower its rental yields will become.The longer you hold a property, the higher the capital gains tax you will need to pay when you sell, and the less likely you will be able to sell it.The longer you hold a property, the more likely there will be a need for an expensive upgrade of the property.The longer you hold a property, the more likely you will forget which part of the equity actually belongs to the tax man, AND the more likely you will be to try to leverage the equity that doesn’t belong to you. This can get you into a negative equity position with a negative cashflow forever, unless you have proper financial guidance.

Denise Robbins, a software engineering manager by day, integrates her knowledge of computers and technology into all her techno-romantic thriller novels. Her published works include It Happens in Threes and Killer Bunny Hill with Connect the Dots and Never Tempt Danger scheduled for release in 2010.I saw down with Denise and asked about the unique combination of technology and fiction.Your computer background has obviously been a big factor in the plots of your books. How did you become interested in technology?
It all started when I was a kid. In elementary school we went on a field trip to an electronics shop. In there, we saw all kinds of cool gadgets like small calculators, electronic games, and then… a computer. Holy cow! I could play chess on the computer.About that same time, my dad brought home a modem. I’m not talking the modems you pick up today that fit in the palm of your hand, we’re talking a behemoth of a machine that looked like a typewriter with a phone coupler attached to it.Some readers may not understand the significance of computers in fighting crime. Explain how important an understanding of new technologies can be in staying ahead of the bad guy.
Computers are used a great deal more than people think in regards to fighting crime. One simple example is the FBI’s website that gives the public information on some of the criminals they are searching for. This website not only informs the public, but now there are large numbers of people on the lookout for the ‘bad guys.’Local police departments have computers in every patrol car, which can be used in different scenarios. Remember the last time you were pulled over? The police officer can put your license plate into the computer and check if the car was stolen, your driving record, or even your car registration. A police officer making a routine stop may not seem like any big deal or use for computer technology, but what you may not realize is that the same computer that told the officer the car was stolen, can also provide arrest and warrant information. Information attained via the computer by the officer makes him/her more capable of making the right decision of how to approach the situation.Computers also give law enforcement the resources and technology needed to keep up with modern day criminals in the cyber world. Some criminals steal people’s identities or purchase goods with someone else’s credit cards over the Internet. Internet felons commit all sorts of crimes such as downloading child pornography, even trying to convince minors to meet them somewhere, which could result in abduction. Without computers, it would be nearly impossible to catch felons of this nature. Through computers law enforcement agencies can watch these actions and make the web safer.Because of computers and instant access to large amounts of information, law enforcement agents have the power to turn a possible dangerous situation into a much safer one sooner rather than later.Explain a little about nanotechnology and its current uses.
Nanotechnology is a technology based on the manipulation of individual atoms and molecules to build structures to complex, atomic specifications. The nanoscale is about a thousand times smaller than micro that is, about 1/80,000 of the diameter of a human hair.Items already available in the marketplace include: burn and wound dressings, water filtration, dental-bonding agent, coatings for easier cleaning glass, bumpers and catalytic converters on cars, protective and glare-reducing coatings for eyeglasses and cars, sunscreens and cosmetics, stain-free clothing and mattresses, ink, longer-lasting tennis balls, and lightweight and stronger tennis rackets.A ski jacket produced by Franz Ziener GmbH&Co is based on nanotechnology. The windproof and waterproof properties are not obtained by a surface coating of the jacket but by the use of nanofibres.The company InMat makes long-lasting tennis-balls by coating the inner core with clay polymer nanocomposites. These tennis-balls have twice the lifetime of conventional balls.What do you see happening with nanotechnology in the future?
Today, we have just scratched the surface on what nanotechnology will do for us. There are many nanotechnology applications in research and development. In the field of medicine, there will be Qdots that identify the location of cancer cells in the body and Nanoparticles that deliver chemotherapy drugs directly to cancer cells to minimize damage to healthy cells. Can you imagine not having to expose the entire body to chemotherapy but only the part that requires the treatment?Nanotechnology is huge in the science and technology area as well, in particular, manmade diamonds. In recent years, there has been research into producing manmade diamonds, no, not cubic zirconia, but “real” diamonds grown in a lab and not in nature. Manmade diamonds is a huge breakthrough that will only get bigger. The diamond has the largest thermal conductivity of any material. With every improvement in computer chip technology, the machines get faster and hotter. At some point the chips and computer insides will melt. Diamonds are the answer for faster computers without the heat factor. For the same thermal conductivity reason, manmade diamonds could help make lasers of extreme power. The material could allow a cell phone to fit into a watch and iPods to store 10,000 movies, not just 10,000 songs.I could go on, but you get the idea. Nanotechnology is the next great wave and I’m hoping it hits soon.What are some of the challenges in blending cutting-edge technology with fiction?
The challenge in creating techno-fiction is knowing how to keep the story moving at the same time giving enough of a visual picture of the technology so the reader understands without dumping boring information on top of their head.It seems like the field of technology is more of a man’s world. How did you end up in the field and why do you think there aren’t more women involved?I think since my dad was in technology, not the same as I am involved today, I was destined for computers.Taking a job with a government contractor for the Department of Defense hooked me on technology. I was part of a team that built software for use in military medical facilities. It was when I taught computer programs and programming to adults that I found my love for all that ‘geeky’ computer stuff. There is nothing like watching the spark in somebody’s eyes as the light bulb goes on inside their head after they have learned to write code and see the result.Why there are not more women in science and technology is a question that has been asked quite a lot in recent years. One simple answer is how parents and teachers present information technology professions and other occupations to their daughters and students. It is about encouraging and providing role models.
Another explanation for the lack of women in information technology careers is misconception and preference. Why do I say that as if they are com-mingled? Many people believe working in IT is solitary. They imagine someone sitting in front of a computer eight hours or more a day with no one to talk with. Ask any of the engineers that work for and with me and they will let you know that is not the case.In general, women prefer to work with people while men prefer to work with things. With the solitary misconception out there, many women are choosing other careers.Do you have a lot of male readers because of your interesting plots? How do you draw them in?
To be honest, I am not certain that I have too many male readers yet, but I have a few and I want more. I think once the guys know that my novels are based on interesting and real technology, have suspense and mystery woven in with action and adventure that they will want to read them. All it takes is a few good men… to spread the word.While my novels are fiction, when my hero or heroine is shooting a weapon, all readers should know that I have done the research and had the experience several times. My first time shooting anything, but a shotgun at skeet (of which I am a very good shot), was when I wrote It Happens in Threes. I had to know what it felt like. I contacted a friend who taught me all the various right and wrongs and who enjoyed seeing me struggle filling a clip and always forgetting to take the safety off.Right now, my attempt at “drawing them in” is to give a guy I see a copy of the book, ask him to read it, and let me know what he thinks. So far, the response has been positive. The other little tidbit that helps draw the men in as that I have other men review and edit my novels for the male perspective. It always helps me when Steve or David say, “No guy would say that.” Then they wrinkle their noses and slash away at my work. I am very grateful. I also have friends who are former military and they correct some of my ideas as well.How do you handle the fine line between giving too much technological information and making the story flow?
This is an excellent question. Computer stuff can be very dry and boring, take it from me. What I do is take technology and introduce the readers to it in small pieces, like breadcrumbs of information, so that technology is part of the mystery or part of the solution in the puzzle. I take the technology and break it down so my characters show you just enough to make you understand, and at the same time get curious. Wait until you find out about nanotechnology in Killer Bunny Hill. I’ll give you a hint – Diamonds aren’t just a girl’s best friend.Where do you come up with your story ideas?
My story ideas come from various places and most the time it is just a matter of sitting down with pen and paper and asking myself about the particular characters I have just identified in my mind. Sometimes, as in the case of my second novel Killer Bunny Hill, the seed for novel will just hit me while flying across the country on a plane. In the case of my fourth novel Never Tempt Danger, the idea came from a dream. Those are just the beginnings, now I have to construct a story line and that takes a little more effort.Sometimes I take from my own experiences with technology, but that is still limited in scope. So what do I do? Well, here is my answer.I did some research once for work when I accidentally ran across an article on ‘manmade diamonds’ and using them as computer chips. As I continued to read the story, I found out about an organization known as DARPA, Defense Advanced Research Projects Agency. This agency is the central research and development office for the Department of Defense. They fund all kinds of technology research in order to keep our military technologically superior and in turn keep us safe and military personnel safe. Cool stuff!Thanks for taking the time to talk with me today, Denise!