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You are here: Home / Archives for Creative Investing

NO B.S. FRIDAY: Great investors don’t learn from their mistakes

September 8, 2017 by Jon Giaan

Do you take the time to unpack your wins?

There’s an old adage investing that I really like:

“A good investor learns from their mistakes. A great investor learns from their successes.”

I think this is a really good one to remember.

In a way, it’s much easier to learn from our mistakes. When things go wrong, we’re much more interested in deconstructing what actually happened and what went wrong.

We’re primed to learn. We’re eager to avoid the embarrassment and setbacks that come with failure.

But when things go well… When a deal goes perfectly and we end up with a lot more cream than we were anticipating, we get on a high.

We’re full of juice and go. We just want to launch into another deal as soon as we can.

And the human biology is programmed to unquestioningly repeat successes. If eating those berries turned out well for us in the past, well then lets do it again.

But the modern world is more complex than our evolution ever imagined.

And there’s a real danger here if you’re not critically evaluating your successes.

I mean say you buy a site for development. You get a few months into planning and the numbers aren’t really adding up. But then the land gets rezoned, and you flip the site on to developers for a very tidy profit.

Win, right?

You made money because you made a smart buy.

But actually no. You made a mistake. You didn’t buy well. If you bought well, then the development numbers would have added up.

You made a mistake. But you got bailed out of your mistake by the re-zoning.

So this should be a big red stop sign saying, I need to take a look at my method here, because I’m buying lemons.

But that’s going to be hard to do if you just double or tripled your money. You’re going to be thinking. Let me at ‘em. I want to buy again.

In this situation, even with the best intentions and critical self-awareness, it is actually hard to hold your horses and take the time to analyse just how the deal went down.

And that’s when it’s actually fairly easy to unpack.

What about when you’re buying and developing in a market that’s got a run on?

How much of your profit margin is due to buying well and putting in a quality development? How much is just due to the market? How do you even know?

And right now, across Australia, there are 1,000s of property experts. People who’ve made lots of money and have sure-fire strategies for success.

At least they think they do. But the truth is most just got lucky. They bought at the right time and made their money off the market.

They just don’t realise it. In their minds, they’re geniuses. The results speak for themselves. If I wasn’t a genius I wouldn’t be making all this money, would I?

This is also one of the reasons why we see this bubble and bust dynamic play out in markets the world over.

On the way up, every one thinks they have the secret formula. They have some insight and strategy that 99% of people don’t have, and they’re turning that into coin.

They all do.

But at some point, the fundamentals bite, and the emperor realises that they’re naked. People realise that they’ve been buying junk, and there’s no way off a sinking ship.

Does this sound familiar? Dot-com bubble anyone?

Crypto-currency?

Now, I know I’ve been sitting on the fence a little bit over crypto’s, but now I’m calling bubble.

Why?

For exactly this reason. I’ve got all sorts of people in my ear about buying into crypto-currencies, and most have no idea what they’re talking about.

And we are well and truly into LaLa land.

Take “Fuck Token” (seriously, I’m not making that up.) That was up 370% in 24 hours last week.

I don’t even know where to start with that one. But it’s actually chump change compared to some of the numbers getting round…

There are now thousands of companies issuing coins. Rather than selling shares, they’re selling investors digital tokens (to people who mostly pay in Bitcoin or Ether).

So rather than IPOs we now have ICOs – Initial coin offering. It’s pretty much the same, just more ‘crypto’.

And some of the stories there are ridiculous.

There’s a token issued by Stratis that is up 101,168%. And that’s in a single year!

The NXT token is up 672,989%

They’re not typos. They’re actually results. In case your head isn’t spinning already, if you put $1 into a NXT token a year ago, you could now cash out $672,989.00.

(oh for a time machine.)

But what’s going on in the underlying business?

Maybe they’re doing great things, but is there any conceivable way that the business is 672,989% better than it was a year ago?

Short of discovering cold fusion, perpetual motion (or a time machine), there’s no conceivable way we can justify these results.

We’re in LaLa land.

And look, I know crypto has substance. There are multiple uses that have profound implications.

But then so did the internet in 1999. That didn’t mean that Pets.com was the billion dollar unicorn people thought it was.

Having a kernel of substance doesn’t protect you from hype and irrational exuberance.

But I am now being told to ‘get into cryptos’ by people who really don’t know what they’re doing.

I ask them what a crypto currency is and they say it’s like digital money. And I say, yeah, I’m aware of digital money. I do my banking in the 21st century.

“But it’s so easy, Jon.”

“Yeah, it’s easy until it isn’t.”

And look, that’s not to say there isn’t still money to be made. You might make another 670,000% before the whole thing topples over.

But if you’re going to do that, just be aware that you’re gambling now. The herd is on the stampede, and all the supposed ‘fundamentals’ in the world won’t save you when the herd turns.

There’s value in cryptos for sure, but now, more than ever, you need to know what you’re doing.

Don’t say I didn’t warn you.

What’s your shoe-shine boy telling you?

Filed Under: Blog, Creative Investing, Friday, Property Investing, Real Estate Topics, Success

NO B.S. FRIDAY: Revolution delayed until further notice

July 28, 2017 by Jon Giaan

The dream of a golden crypto-currency future copped a serious blow this week.

Around 2004 I was presented with an opportunity.

It was a special ‘insider’ offering into a plucky American start up. They had a radical idea – to create a site where people could upload and share videos with each other, over the internet.

I turned it down.

I don’t really remember why. It all seemed a bit risky. The technology was new. They didn’t have a clear direction for how they were going to monetise the service. So I knocked it back.

Was it a mistake?

Hardly. The company went belly up after about 18 months. I would have lost everything.

This company wasn’t YouTube. It was one of about a hundred companies aspiring to be YouTube at the time.

YouTube just won the race. I don’t even think they were the first to get their product to market. But with three of PayPal’s exec’s at the helm, they were able to scale rapidly, until they became the dominant player in an ecosystem that was only ever going to support one player.

It’s one thing to have a million dollar idea. It’s another to have a million dollar business.

And so when I was presented with that investment opportunity back in 2004 or whatever it was, I had no way of knowing if they had a good business. They had a good idea, sure, but beyond that, I just didn’t have enough info to tell.

And I don’t like to take risks with my money. So I knocked it back.

It’s the same story with all the crypto-currency stuff.

Someone asked me my opinion about it the other day. Sure, I get the power of block-chain. I get the revolution it has the potential capacity to deliver. It could be a whole new ball game.

But what is it going to be? Which “coins” are going to dominate the market? We hear a lot about Bitcoin and Ethereum, but there are hundreds of crypto-currencies out there.

Like, did you know there’s a thing called ‘Potato Coin’? This one aims to become a unit of currency for poor African farmers (a noble aim).

Or what about ‘Wankcoin’? (Seriously, I’m not making this up.) This is designed to help porn-enthusiasts support their industry.

Someone has even launched ‘Ponzicoin’ – and people are actually buying it.

The whole alt-currency world is very weird. And as far as I can tell there isn’t a way to buy an exposure to block-chain currencies at a concept – you have to invest in individual coins.

It’s like in back in 2004 – if I could have invested in the concept of video-sharing over the internet, it would have been a no brainer. The need was obvious, and technology was certainly heading that way.

And you would have made a motza.

But you can’t invest in concepts. You can only invest in companies.

And that introduces a whole lot of complexity and uncertainty.

And they’re concepts I just don’t like to see attached to my investments. I’m a simple guy at heart.

Anyway, there was some other news this week that has made me rethink the whole crypto currency proposition.

What news?

Yep, one of the largest investment banks in the world, and depending on what conspiracy theory blog you subscribe to, is responsible for AIDS and faking the moon-landing. They’ve just brought out their own currency.

They’re calling it SETLcoin, and it aims to help parties settle share transactions. There’s a niche here. Currently it can take up to three days to settle a share trade. SETLcoin will make it instantaneous.

I was excited about crypto-currencies when I thought they were being built by 14-year old Japanese boys in their bedroom on retro-fitted Sega-64. But if we’re talking about one of the wealthies banks in the world?!?

That’s an entirely different story.

But I guess when you step back and look at it, it was always going to go this way wasn’t it? Money is power, and the powerful aren’t just about to let money get ‘democratised’ out of their control are they?

To be honest, I’m feeling a little deflated today.

I feel like it’s similar the revolution going on in the media. Traditional newspapers are dying. Their readership is too broad, their business models obsolete.

But rather than getting agenda and vested-interest free micro media – media created by the people for the people – we’re getting fake news. We’re just getting BS.

Apparently a bunch of those fake news sites in the last US election were just built by bored kids in Serbia, just looking to make a buck.

And crypto-currency, rather than democratising money, could just be about to concentrate it in hands even less accountable than our governments (low bar I know).

That’s not going to be an improvement.

And as strange as it is to say, I think I prefer a government controlled money to money controlled by Goldman-Sachs, or whatever global financial powerhouse it ends up being.

Suddenly, I’m pro-government?!?

Oh dear, oh dear.

Turns out that revolution I was waiting for… well, looks like it’s going to be a little further off than I thought.

It’s enough to drive a man to drink.

What does the crypto-currency future look like to you?

Filed Under: Blog, Business, Creative Investing, Friday, General Tagged With: friday, nobs, nobsfriday

The Simple Truth Behind Property Prices

March 15, 2017 by Jon Giaan

What’s really driving Australian property prices?

I’m sure I’m not telling you anything new when I say that there’s a diversity of outcomes in the Australian property market right now.

This chart here sums it up. It looks at growth in Australia’s capitals since 2011.

As you can see, Sydney is thumping ahead. Melbourne is going great guns too.

Brisbane and Adelaide are growing, steady as she goes.

And in Perth, prices peaked around the end of 2014, and have been drifting lower since.

Now you’re going to hear a lot of theories about why the capitals are on different tracks. It could be the vibrancy of each state economy. It could be planning regimes. It could be the resources boom and bust.

But at the end of the day, it really comes down to one thing:

Population.

There was an interesting report out from the Macrobusiness guys comparing population flows with dwelling approvals in all the capital cities.

What they found was that the connection between property prices and population stuck out like a sore thumb.

Take a look at the national chart to start with. Population growth is the green line, while dwelling approvals, commencements and completions are the others. For now, let’s just look at how the green line tracks against the others – how population is moving against new supply.

At the national level, you can see that population growth peaked just after the GFC. It has come off a little since then, but still remains around historical highs.

That’s a strong plus for property prices.

At the same time though, construction activity is picking up, and is also way into ‘records high’ territory.

So that might take some of the heat out of prices going forward.

But as we keep saying, the national picture is only so useful, and you need to dig a little deeper to figure out what’s happening on the ground.

So we can rerun this chart for each of the different states. This is what the results look like:

New South Wales

You can see here the massive surge in population growth, which coincided with a collapse in construction, although that has picked up again recently.

For all the surge in construction activity in Sydney, it still looks like it’s going to take a long time to unwind the housing shortage there, and prices look unlikely to settle soon.

Victoria

Victoria has been the construction leader, mainly through high-rises. However, population growth continues to be strong, suggesting that market remains balanced.

Queensland
In Queensland, the chart is a little more troubling. Queensland has been adding a lot of supply recently, but population growth has been slowing considerably.

This, I think, is why you hear people fretting about an apartment oversupply in Brisbane. Supply has been strong, but it’s not clear that there is the population growth to meet it.

Western Australia
Over in Perth, the story is even worse. There the construction boom is unwinding quickly, however a lot of the supply is already on the market. That’s happening at the same time that population growth falls to some of the lowest levels this century.

This helps explain why prices are falling in Perth, and while there’s another year or so of hurt already in the main line.

South Australia
In South Australia, population growth is also coming off, but we never saw the construction boom there that we saw in other states.

Population and construction are moving together, suggesting sustained and stable price growth is the most likely scenario.

The Northern Territory
Like Perth, we’ve seen a marked slowing of population growth in recent years. Construction has also come off, but it remains relatively elevated.

This suggests that until we see population growth return or construction start to ease, dwelling oversupply should continue to keep a lid on prices in the NT.

The ACT
And just for completeness’ sake, here’s the ACT.

Not all that much to say here. Population growth and construction remain elevated, but nothing crazy. They seem to be moving broadly in line, suggesting that property prices should be growing in line with incomes.

Population Matters
We might hear talk of the different factors driving each state market, but really, when it comes to property, it comes down to supply and demand. Demand is mostly about people numbers, and if you look at where population growth is strongest, it’s no surprise that that is also where price growth has been the most vigorous.

And when we’re talking about different state economies, we’re kind of using the economy as a proxy for population growth.

When the economy is doing well, a state starts pilfering population from other states, and the property market tightens in response.

So look out for it. Nothing matters like population.

Food for thought.

Are these markets looking ‘glutty’ to you?

Filed Under: Blog, Creative Investing, Finance

What TV taught me about US property

May 11, 2016 by Jon Giaan

The top twenty TV shows in America tell us a lot about where America’s at, and why there’s money to be made for clever Aussies… like me.

People often ask me why I’ve been taking such an interest in US property.

“It’s some tax dodge so you can claim trips to Disneyland, right Jon?”

That is one of the reasons. In fact there’s a lot of reasons, but one of the things that sums it up for me is this – the American TV ratings for 2015.

Screen Shot 2016-05-11 at 11.07.44 AM

Now, what do you notice about this list?

To me it looks a lot like the Australian league table. Football comes in at number 2. Then there’s NCIS and a whole range of cop shows. Downton Abbey even makes a showing at number 20.

There’s even the familiar “reality” TV shows – Dancing with the Stars and The Voice.

But what’s missing here?

Yep. Reno TV. Where’s The Block? Where’s House Rules? Where’s Renovation Rescue or whatever incarnation we’re up to now?

(My Kitchen Rules is also missing, but that’s a topic for another time…)

Since about 2003 when Renovation Rescue came on to the scene (though you can probably trace the trend back to Backyard Blitz which launched in 2000), renovation-based television shows have been consistent performers on Australian television.

In many years they were the best performing shows of the year (not counting AFL finals etc.)

What does this say about us?

Well, as the well-worn saying goes, Australians love their properties. I’ve always been a bit sceptical about this saying. Who doesn’t love houses? But it does seem that Australians do have a unique relationship to property.

And perhaps more than anywhere in the world, Australians are tuned into the fact that their house is not just a home, but the most important and powerful asset they own.

The Australian public led the media on this one. Reno TV started out with the idea of “how do we make this property awesome?” But it quickly merged into, “How do we make this place awesome, AND increase its value.”

And this idea gave us The Block, where the capital gain is literally the way winner is decided.

All of this is absent in America.

Well, not totally. But property is certainly not the BBQ stopper it is here. And I’d venture to say that the Australian population is the most property savvy in the world.

This gives us an advantage.

And while there are no renovation shows in the top 20 in America, they do exist. But they have a slightly different flavour there.

For example, Income Property finds households with cashflow problems and shows them how they can build a granny flat or something to generate a little extra income.

Fixer Upper finds crapped-out houses and turns them into gems, helping to revitalise struggling neighbourhoods.

Flip or Flop follows a husband and wife team of ‘flippers’ who find distressed properties, buy them at a discount, and renovate for a profit.

“Flipping” has never taken off in Australia, and I think that speaks well of us. I always see flipping as an immature strategy. It’s like you get in there and renovate, the price goes up and you get all excited and sell.

If you’ve got a solid property, why not keep the rental income and use the equity to keep building your portfolio?

That’s the Australian way.

But this is the nature of American reno TV. It’s about flipping houses for profit, or escaping financial hardship.

It is not about ordinary people finding creative ways to improve the capital values of their homes.

And so to me, it just seems that Australia is further down the road with our relationship to property. We know that any growth we manufacture is not just about the “profit”. The real power is in the extra leverage it opens up.

And its this difference the creates the opportunities for Australian investors in America.

When I’m looking at properties in the US, I often feel I’m the only investor in the game. Maybe there’s a couple of owner-occupiers. Maybe – MAYBE – there’s a flipper, but they need different numbers to me anyway.

And so I’m finding I’m picking up deals where I’m thinking, there’s no way a property with these kinds of numbers would last more than a day on the market in Australia.

But sometimes I’m the only one making an offer.

Add to that some super-cheap buy in points, strong rental returns, and markets that are still emerging from the swamp of the GFC – still entering their upswing phase of the cycle – and you have some excellent opportunities.

My feeling is one day America will catch on. Average Americans will realise the wealth-creation power of property, and American TV will be swamped with The Block rip offs.

Til then, I’m going to enjoy the benefits of being ahead of the curve.

What do you think? Are Australians the most savvy property investors in the world?

Filed Under: Blog, Creative Investing, General, Overseas Real Estate, Property Investing

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