Investment property information resources
"I personally found the ""For Dummies"" books, on property investment, very helpful and a great primer. I found them unbiased and very informative, laying out the basic principles. Depending on your knowledge it can provide you with enough of a foundation to have an informed conversation with banks/real estates etc.  Watch the markets for a while (at least 6 months) to know what prices vendors will be expecting and rents tenants will be expecting, most property magazines will also contain a suburb summary in the back.  When you get closer to purchase make sure to ask your bank for the RP Data reports on the properties you are looking at, the banks will typically provide these for free. I also set out some points for myself which I made clear for myself at the beginning: This might provide a good starting point and really narrow down your research options as generic research on property investment can be overwhelming. I ended up with a 3 Bedder in western Sydney that has so far happily paid for itself. Building a good relationship with real estate agents and attending lots of open homes/auctions and talking to other investors can only help.  I was once told if you attend free property investment seminars you will always learn at least one new thing (be it statistics, methodologies, finance options etc ), with that in mind always keep a level head, leave your wallet at home and don't sign up to anything.  At the end of the day keep a cool head, don't stop reading and rush nothing." As user14469 mentions you would have to decide what type of properties you would like to invest in. Are you after negatively geared properties that may have higher long term growth potential (usually within 15 to 20km from major cities), or after positive cash-flow properties which may have a lower long term growth potential (usually located more than 20km from major cities).  With negative geared properties your rent from the property will not cover the mortgage and other costs, so you will have to supplement it through your income. The theory is that you can claim a tax deduction on your employment income from the negative gearing (benefits mainly those on higher tax brackets), and the potential long term growth of the property will make up for the negative gearing over the long term.  If you are after these type of properties Michael Yardney has some books on the subject. On the other hand, positive cash-flow properties provide enough rental income to cover the mortgage and other costs. They put cash into your pockets each week. They don't have as much growth potential as more inner city properties, but if you stick to the outer regions of major cities, instead of rural towns, you will still achieve decent long term growth. If you are after these type of properties Margaret Lomas has some books on the subject. My preference is for cash-flow positive properties, and some of the areas user14469 has mentioned. I am personally invested in the Penrith and surrounding areas.  With negatively geared properties you generally have to supplement the property with your own income and generally have to wait for the property price to increase so you build up equity in the property. This then allows you to refinance the additional equity so you can use it as deposits to buy other properties or to supplement your income. The problem is if you go through a period of low, stagnate or negative growth, you may have to wait quite a few years for your equity to increase substantially. With positively geared properties, you are getting a net income from the property every week so using none of your other income to supplement the property. You can thus afford to buy more properties sooner. And even if the properties go through a period of low, stagnate or negative growth you are still getting extra income each week. Over the long term these properties will also go up and you will have the benefit of both passive income and capital gains. I also agree with user14469 regarding doing at least 6 months of research in the area/s you are looking to buy. Visit open homes, attend auctions, talk to real estate agents and get to know the area. This kind of research will beat any information you get from websites, books and magazines. You will find that when a property comes onto the market you will know what it is worth and how much you can offer below asking price. Another thing to consider is when to buy. Most people are buying now in Australia because of the record low interest rates (below 5%). This is causing higher demand in the property markets and prices to rise steadily. Many people who buy during this period will be able to afford the property when interest rates are at 5%, but as the housing market and the economy heat up and interest rates start rising, they find it hard to afford the property when interest rate rise to 7%, 8% or higher. I personally prefer to buy when interest rates are on the rise and when they are near their highs. During this time no one wants to touch property with a six foot pole, but all the owners who bought when interest rates where much lower are finding it hard to keep making repayments so they put their properties on the market. There ends up being low demand and increased supply, causing prices to fall. It is very easy to find bargains and negotiate lower prices during this period. Because interest rates will be near or at their highs, the economy will be starting to slow down, so it will not be long before interest rates start dropping again. If you can afford to buy a property at 8% you will definitely be able to afford it at 6% or lower. Plus you would have bought at or near the lows of the price cycle, just before prices once again start increasing as interest rates drop. Read and learn as much as possible from others, but in the end make up your own mind on the type of properties and areas you prefer.
REITs can be classified as equity, mortgage, or hybrid. A security that sells like a stock on the major exchanges and invests in real estate directly, either through properties or mortgages. Trades like equity but the underlying is a property ot mortgage. So you are investing in real estate but without directly dealing with it. So you wouldn't classify it as real estate. CD looks more like a bond.If you look at the terms and conditions they have many conditions as a bond i.e. callable, that is a very precious option for both the buyer and seller. Self occupied house - Yes an asset because it comes with liabilities. When you need to sell it you have to move out. You have to perform repairs to keep it in good condition. Foreign stock mutual fund - Classify it as Foreign stocks, for your own good. Investments in a foreign country aren't the same as in your own country. The foreign economy can go bust, the company may go bust and you would have limited options of recovering your money sitting at home and so on and so forth. I'm a college student and recently got an interview at an energy investing firm for a job upon graduation. I have academic and extracurricular experience in finance, but I'm not too knowledgeable on the energy sector.    What are some good resources (websites, newsletters, etc.) on learning more about the energy industry?  Are there any industry specific questions that are likely to come up during the interview? If annualized rate of return is what you are looking for, using a tool would make it a lot easier.   In the post I've also explained how to use the spreadsheet.   Hope this helps. If you can get the health ratios based off of the total sales the tenant does divided by their rent plus nets. I know a quite a few big firms look at that to determine the health of the tenant.   Another item would be a surrounding market overview. Occupancy rates, average rent, big clients, future developments. The information on existing competitive properties are easy to find, just type in the name of their property plus the word leasing on the end. To find future development information, the city they submit to has to approve the plans. Some cities have it set up on their website over a Google maps type of link.   Edit: spelling  Good luck!     Edit 2: example of competition link. http://properties.brixmor.com/cre/commercial-real-estate-listings/frisco/texas/preston-ridge/overview/ "This turned out be a lot longer than I expected.  So, here's the overview. Despite the presence of asset allocation calculators and what not, this is a subjective matter.  Only you know how much risk you are willing to take.  You seem to be aware of one rule of thumb, namely that with a longer investing horizon you can stand to take on more risk.  However, how much risk you should take is subject to your own risk aversion.  Honestly, the best way to answer your questions is to educate yourself about the individual topics.  There are just too many variables to provide neat, concise answers to such a broad question.  There are no easy ways around this.  You should not blindly rely on the opinions of others, but rather use your own judgment to asses their advice. Some of the links I provide in the main text: S&P 500: Total and Inflation-Adjusted Historical Returns 10-year index fund returns The Motley Fool Risk aversion Disclaimer: These are the opinions of an enthusiastic amateur.  Why should I invest 20% in domestic large cap and 10% in developing markets instead of 10% in domestic large cap and 20% in developing markets? Should I invest in REITs? Why or why not?  Simply put, developing markets are very risky.  Even if you have a long investment horizon, you should pace yourself and not take on too much risk.  How much is ""too much"" is ultimately subjective.  Specific to why 10% in developing vs 20% in large cap, it is probably because 10% seems like a reasonable amount of your total portfolio to gamble.  Another way to look at this is to consider that 10% as gone, because it is invested in very risky markets.  So, if you're willing to take a 20% haircut, then by all means do that.  However, realize that you may be throwing 1/5 of your money out the window. Meanwhile, REITs can be quite risky as investing in the real estate market itself can be quite risky.  One reason is that the assets are very much fixed in place and thus can not be liquidated in the same way as other assets.  Thus, you are subject to the vicissitudes of a relatively small market.  Another issue is the large capital outlays required for most commercial building projects, thus typically requiring quite a bit of credit and risk.  Another way to put it: Donald Trump made his name in real estate, but it was (and still is) a very bumpy ride.  Yet another way to put it: you have to build it before they will come and there is no guarantee that they will like what you built. What mutual funds or index funds should I investigate to implement these strategies?  I would generally avoid actively managed mutual funds, due to the expenses.  They can seriously eat into the returns.  There is a reason that the most mutual funds compare themselves to the Lipper average instead of something like the S&P 500.  All of those costs involved in managing a mutual fund (teams of people and trading costs) tend to weigh down on them quite heavily.  As the Motley Fool expounded on years ago, if you can not do better than the S&P 500, you should save yourself the headaches and simply invest in an S&P 500 index fund. That said, depending on your skill (and luck) picking stocks (or even funds), you may very well have been able to beat the S&P 500 over the past 10 years.  Of course, you may have also done a whole lot worse.  This article discusses the performance of the S&P 500 over the past 60 years.  As you can see, the past 10 years have been a very bumpy ride yielding in a negative return.  Again, keep in mind that you could have done much worse with other investments. That site, Simple Stock Investing may be a good place to start educating yourself.  I am not familiar with the site, so do not take this as an endorsement.  A quick once-over of the material on the site leads me to believe that it may provide a good bit of information in readily digestible forms.  The Motley Fool was a favorite site of mine in the past for the individual investor.  However, they seem to have turned to the dark side, charging for much of their advice.  That said, it may still be a good place to get started.  You may also decide that it is worth paying for their advice. This blog post, though dated, compares some Vanguard index funds and is a light introduction into the contrarian view of investing.  Simply put, this view holds that one should not be a lemming following the crowd, rather one should do the opposite of what everyone else is doing.  One strong argument in favor of this view is the fact that as more people pile onto an investing strategy or into a particular market, the yields thin out and the risk of a correction (i.e. a downturn) increases.   In the worst case, this leads to a bubble, which corrects itself suddenly (or ""pops"" thus the term ""bubble"") leading to quite a bit of pain for the unprepared participants.  An unprepared participant is one who is not hedged properly.  Basically, this means they were not invested in other markets/strategies that would increase in yield as a result of the event that caused the bubble to pop.   Note that the recent housing bubble and resulting credit crunch beat quite heavily on the both the stock and bond markets.  So, the easy hedge for stocks being bonds did not necessarily work out so well.  This makes sense, as the housing bubble burst due to concerns over easy credit. Unfortunately, I don't have any good resources on hand that may provide starting points or discuss the various investing strategies.  I must admit that I am turning my interests back to investing after a hiatus.   As I stated, I used to really like the Motley Fool, but now I am somewhat suspicious of them.  The main reason is the fact that as they were exploring alternatives to advertising driven revenue for their site, they promised to always have free resources available for those unwilling to pay for their advice.  A cursory review of their site does show a decent amount of general investing information, so take these words with a grain of salt.  (Another reason I am suspicious of them is the fact that they ""spammed"" me with lots of enticements to pay for their advice which seemed just like the type of advice they spoke against.) Anyway, time to put the soapbox away.  As I do that though, I should explain the reason for this soapboxing.  Simply put, investing is a risky endeavor, any way you slice it.  You can never eliminate risk, you can only hope to reduce it to an acceptable level.  What is acceptable is subject to your situation and to the magnitude of your risk aversion.  Ultimately, it is rather subjective and you should not blindly follow someone else's opinion (professional or otherwise).  Point being, use your judgment to evaluate anything you read about investing.   If it sounds too good to be true, it probably is.  If someone purports to have some strategy for guaranteed (steady) returns, be very suspicious of it.  (Read up on the Bernard Madoff scandal.)  If someone is putting on a heavy sales pitch, be weary.  Be especially suspicious of anyone asking you to pay for their advice before giving you any solid understanding of their strategy.  Sure, many people want to get paid for their advice in some way (in fact, I am getting ""paid"" with reputation on this site).  However, if they take the sketchy approach of a slimy salesmen, they are likely making more money from selling their strategy, than they are from the advice itself.  Most likely, if they were getting outsized returns from their strategy they would keep quiet about it and continue using it themselves.  As stated before, the more people pile onto a strategy, the smaller the returns.  The typical model for selling is to make money from the sale.  When the item being sold is an intangible good, your risk as a buyer increases. You may wonder why I have written at length without much discussion of asset allocation.  One reason is that I am still a relative neophyte and have a mostly high level understanding of the various strategies.  While I feel confident enough in my understanding for my own purposes, I do not necessarily feel confident creating an asset allocation strategy for someone else.  The more important reason is that this is a subjective matter with a lot of variables to consider.  If you want a quick and simple answer, I am afraid you will be disappointed.  The best approach is to educate yourself and make these decisions for yourself.  Hence, my attempt to educate you as best as I can at this point in time. Personally, I suggest you do what I did.  Start reading the Wall Street Journal every day. (An acceptable substitute may be the business section of the New York Times.)  At first you will be overwhelmed with information, but in the long run it will pay off.  Another good piece of advice is to be patient and not rush into investing.   If you are in a hurry to determine how you should invest in a 401(k) or other such investment vehicle due to a desire to take advantage of an employer's matching funds, then I would place my money in an S&P 500 index fund.  I would also explore placing some of that money into broad index funds from other regions of the globe.  The reason for broad index funds is to provide some protection from the normal fluctuations and to reduce the risk of a sudden downturn causing you a lot pain while you determine the best approach for yourself.  In this scenario, think more about capital preservation and hedging against inflation then about ""beating"" the market." Investing in property hoping that it will gain value is usually foolish; real estate increases about 3% a year in the long run.  Investing in property to rent is labor-intensive; you have to deal with tenants, and also have to take care of repairs.  It's essentially getting a second job. I don't know what the word pension implies in Europe; in America, it's an employer-funded retirement plan separate from personally funded retirement.  I'd invest in personally funded retirement well before buying real estate to rent, and diversify my money in that retirement plan widely if I was within 10-20 years of retirement. Our two rentals have yielded 8.5% over the past two years (averaged). That is net, after taxes, maintenance, management, vacancy, insurance, interest. I am only interested in cash flow - expenses / original investment. If you aren't achieving at least 4.5-5% net on your original investment you probably could invest elsewhere and earn a better return on a similar risk profile. I think it would be good to familiarize yourself with the market in the subject building's area and convey that knowledge. What is a typical cap rate for the area? Comparable sales? Any new employers coming into the area that affect the local economy in a positive way? As a landlord for 14 years with 10 properties, I can give a few pointers: be able and skilled enough to perform the majority of maintenance because this is your biggest expense otherwise.  it will shock you how much maintenance rental units require. don't invest in real estate where the locality/state favors the tenant (e.g., New York City) in disputes.  A great state is Florida where you can have someone evicted very quickly. require a minimum credit score of 620 for all tenants over 21.  This seems to be the magic number that keeps most of the nightmare tenants out makes sure they have a job nearby that pays at least three times their annual rent every renewal, adjust your tenant's rent to be approximately 5% less than going rates in your area.  Use Zillow as a guide.  Keeping just below market rates keeps tenants from moving to cheaper options. do not rent to anyone under 30 and single.  Trust me trust me trust me.  you can't legally do this officially, but do it while offering another acceptable reason for rejection; there's always something you could say that's legitimate (bad credit, or chose another tenant, etc.) charge a 5% late fee starting 10 days after the rent is due.  20 days late, file for eviction to let the tenant know you mean business. Don't sink yourself too much in debt, put enough money down so that you start profitable.  I made the mistake of burying myself and I haven't barely been able to breathe for the entire 14 years.  It's just now finally coming into profitability. Don't get adjustable rate or balloon loans under any circumstances.  Fixed 30 only.  You can pay it down in 20 years and get the same benefits as if you got a fixed 20, but you will want the option of paying less some months so get the 30 and treat it like a 20. don't even try to find your own tenants.  Use a realtor and take the 10% cost hit.  They actually save you money because they can show your place to a lot more prospective tenants and it will be rented much sooner.  Empty place = empty wallet.  Also, block out the part of the realtor's agreement-to-lease where it states they keep getting the 10% every year thereafter.  Most realtors will go along with this just to get the first year, but if they don't, find another realtor. buy all in the same community if you can, then you can use the same vendor list, the same lease agreement, the same realtor, the same documentation, spreadsheets, etc.  Much much easier to have everything a clone.  They say don't put all your eggs in one basket, but the reality is, running a bunch of properties is a lot of work, and the more similar they are, the more you can duplicate your work for free.  That's worth a lot more day-to-day than the remote chance your entire community goes up in flames I've been starting to invest in real estate myself, and [this site](http://www.biggerpockets.com/forums/categories) has been incredibly helpful. It was started by a professional real estate investor who wanted to create a community for helping investors of all types and experience levels. You can learn a lot just by reading the various posts, but I highly recommend creating an account and introducing yourself to the community. There are many members with a lot of experience who are happy to help newbies. You're off to a great start. Here are the steps I would take: 1.) Pay off any high-interest debt. 2.) Keep six to twelve months in a highly liquid emergency fund. If the banks aren't safe, also consider having one or two months of cash or cash-equivalents on the premises. 3.) Rent a larger apartment, if possible, until you've saved more. The cost of the land and construction will consume a very large portion of your net worth. Given the historical political instability in that region, mentioned by the previous comments,  I would hesitate to put such a large percentage of your wealth in to real estate.  4.) Get a brokerage account that's insured and well known. If you're willing to take the five percent hit to move assets offshore, then consider Vanguard. I'm not sure if they'll give you an account but they're generally acknowledged as an amazing broker in the US with low fees and amazing funds. Five percent (12,500) is worth it in my opinion. As you accumulate more wealth, you can stop moving cash overseas and keep a larger mix domestically.  5.) Invest in your business and yourself even more.  As far as finding new investment opportunities, I would go through the list of all the typical major asset classes and consider the pros and cons: fixed-income, stocks, currencies, real estate / REITs, own a small business, commodities etc., Based on what you've said I think buying a rental is risky for you. It looks like you heard that renting a house is profitable and Zillow supported that idea. Vague advice + a website designed for selling + large amounts of money = risky at the very least. That doesn't mean that rental property is super risky it just means that you haven't invested any time into learning the risks and how you can manage them. Once you learn that your risk reduces dramatically. In general though I feel that rental property has a good risk/reward ratio. If you're willing to put in the time and energy to learn the business then I'd encourage you to buy property. If you're not willing to do that then rentals will always be a crap shoot. One thing about investing in rental property is you have the ability to have more impact on your investment than you do dropping money in the stock market which is good and bad. Here is one the links for Goldmansachs. Not to state the obvious, but most of their research is only available to their clients. http://www.goldmansachs.com/research/equity_ratings.html "Here's a very basic MySQL query I put together that does what I want for  income/expense report. Basically it reports the same info as the canned income/expense report, but limits it those income/expenses associated with a particular account (rental property, in my case).  My main complaint is the output ""report"" is pretty ugly. And modifying for a different rental property requires changing the code (I could pass parameters etc). Again, the main ""issue"" in my mind with GnuCash income/expense report is that there is no filter for which account (rental property) you want income/expenses for, unless you set up account tree so that each rental property has its own defined incomes and expenses (i.e. PropertyA:Expense:Utility:electric).  Hopefully someone will point me to a more elegant solution that uses the report generator built into GnuCash. THanks! SELECT a2.account_type , a4.name, a3.name, a2.name, SUM(ROUND(IF(a2.account_type='EXPENSE',-  s2.value_num,ABS(s2.value_num))/s2.value_denom,2)) AS amt FROM    (     SELECT  s1.tx_guid     FROM    gnucash.accounts AS a1         INNER JOIN gnucash.splits AS s1 ON s1.account_guid = a1.guid     WHERE   a1.name='Property A'         ) AS X     INNER JOIN gnucash.splits s2 ON x.tx_guid = s2.tx_guid     INNER JOIN gnucash.accounts a2 ON a2.guid=s2.account_guid     INNER JOIN gnucash.transactions t ON t.guid=s2.tx_guid     LEFT JOIN gnucash.accounts a3 ON a3.guid = a2.parent_guid     LEFT JOIN gnucash.accounts a4 ON a4.guid = a3.parent_guid WHERE   a2.name <> 'Property A' # get all the accounts associated with tx in Property A account (but not the actual Property A Bank duplicate entries.         AND t.post_date BETWEEN CAST('2016-01-01' AS DATE) AND CAST('2016-12-31' AS DATE) GROUP BY a2.account_type ,a4.name, a3.name, a2.name  WITH ROLLUP ; And here's the output. Hopefully someone has a better suggested approach!" If the cash flow information is complete, the valuation can be determined with relative accuracy and precision. Assuming the monthly rent is correct, the annual revenue is $1,600 per year, $250/mo * 12 months - $1,400/year in taxes. Real estate is best valued as a perpetuity where P is the price, i is the income, and r is the rate of interest.  Theoreticians would suggest that the best available rate of interest would be the risk free rate, a 30 year Treasury rate ~3.5%, but the competition can't get these rates, so it is probably unrealistic. Anways, aassuming no expenses, the value of the property is $1,600 / 0.035 at most, $45,714.29. This is the general formula, and it should definitely be adjusted for expenses and a more realistic interest rate. Now, with a better understanding of interest rates and expenses, this will predict the most likely market value; however, it should be known that whatever interest rate is applied to the formula will be the most likely rate of return received from the investment. A Graham-Buffett value investor would suggest using a valuation no less than 15% since to a value investor, there's no point in bidding unless if the profits can be above average, ~7.5%.  With a 15% interest rate and no expenses, $1,600 / .15, is $10,666.67.  On average, it is unlikely that a bid this low will be successful; nevertheless, if multiple bids are placed using this similar methodology, by the law of small numbers, it is likely to hit the lottery on at most one bid.