在描述房地产投资者时，有两个极端。
一端是那些喜欢经过实践检验的真实方法的人，他们更喜欢拘泥于一套熟悉的方法。他们的理由是，‘为什么要走出我的舒适区?只有未知的痛苦!
另一端是那些乐于冒险的人。这些投资者一直在寻找一种“该死的后果”前景。他们热衷于先发现机会，然后抢在别人之前，而很少考虑到危险。
每个投资者都能在规模上找到自己的位置，但最成功的是那些能在这两种类型之间找到平衡的人——能够以一种看似无畏的方式定位和旋转，同时仍能保持一种审慎的风险应对方式。
这是一个流动性很强的投资者。
以下是我对如何在投资时变得“像水一样”的一些建议。
1. 正确开始
“流动投资”指的是那些愿意参与澳大利亚房地产市场各种投资类别的买家。
流动性强的投资者可以满怀信心地进入不同的领域，因为他们认识到，构建一个成功的投资组合应该包括多元化，而机遇并不仅仅存在于一个地区或房地产类别。
作为一个流动投资者，成功的关键首先是建立一个坚实的财务基础。
成功的投资者定义长期目标，并确保他们的道路将允许足够的缓冲，以便他们的第一和第二项投资为未来做好准备。
尽管一些高风险的投资者可能想在不考虑未来财务不利因素的情况下投资，但这是愚蠢的投资，而不是流动性投资。
如果没有首先建立一个可靠的基线投资组合，你就不能安全地利用未来的机会。
2. 下水前先检查一下
虽然我鼓励每个人在进行房地产投资的过程中不断学习和成长，但试图应对一个新的地点或房地产类型的“冷”会让人心痛。
只有当你完成了做出明智决定所需的知识基础之后，你才应该做好尝试新事物的准备。
提问，阅读文献，分析数据。对可能的投资进行一些“预演”，看看它们是否符合要求。
如果不了解和理解你所投资的资产类别和地点，你只是在投机，而不是投资。
3.顾问就是一切
成为一名好的流动性投资者，是要向那些在你之前开辟道路的人学习。通常，这意味着依赖于他们在专业领域的专业性和经验。
例如，作为一名房地产投资者，我做得很好，但我也喜欢将投资组合多样化，变成证券。
我还意识到，只有在没有专业指导的情况下，我对股市的了解才足以让自己陷入麻烦。因此，我很高兴地依赖于我信任的长期股票经纪人的建议。
如果你正在考虑进入一个新的房地产投资领域，那就努力与有经验的专业人士见面，并与他们交谈，他们能帮助你找到一条安全的道路。
保持流动性
我知道要求流动性强的投资者“具有流动性”听起来非常简单。
流动性意味着你有充足的现金流做缓冲。这是每一种策略的基石原则，但它对流动性投资者的重要性怎么强调都不为过。
流动性允许你在不冒任何风险的情况下利用任何新的机会。这意味着你可以顺利过渡到新的市场，因为你有缓冲的安全性。
但是请记住——如果你的流动性不强，而且你的财务状况很糟糕，一个错误的选择可能会让你的计划陷入财务困境，那就静静地坐着别动。在建立储备的过程中，最好让几个机会从你身边溜走，而不是做出一个错误的选择，导致整个计划崩溃。
5. 着重基础
要知道何时从一个市场转移到另一个市场，需要跟踪两个市场的基本面。
观察这些公认的供需经济指标是市场表现的一个方向标。
跟踪建筑审批数量，关注收益率，关注拍卖清仓率，并紧跟金融动向。
观察这些有关市场的基本指标会告诉你什么时候该把注意力从一个转移到另一个。
6. 元素变化
当我谈到从熟悉的投资转向多元化时，我指的不仅仅是地理位置。
谈到机会，流动性投资者是无国界的。当他们的投资领域出现竞争时，他们会欣然接受。这时就该开始往更远的地方看了。
当然，距离并不是唯一的方式来定义独特的房地产选项。
我们还在讨论不同的价格部门——即使在相同的地理区域，每个部门的表现也可能不同。
例如，市场会随着人口结构的变化而变化。随着一个地区较低价格部门的需求达到峰值，新的人口结构可能会导致一波需求转向较高价格阶层。
还有属性类型的差异。虽然投资型住房目前“不受欢迎”，但一些购房者将受益于在同一地段购买自有住房。
商业投资是另一种灵活投资组合的方式。对悉尼投资者来说，这已成为一个特别有趣的领域，因为他们在住宅价格见顶后纷纷追求更高的收益率。
其他的选择可能是挖掘具有简单的小开发潜力的大的分配，或者您可能在翻新交易中看到机会。
在财产提供的所有变化中保持流动性。
7. 毕业
如前所述，在改变策略之前，您需要准确地了解项目，但是您也应该避免过快地跳入未知领域，不管您需要多少知识。
重要的是要循序渐进地获取知识——以一种有分寸的、有机的方式成为一个越来越老练的投资者，而不是急匆匆地前进。
例如，我不建议您将小型开发项目作为您的第一笔交易——不管它看起来有多好。相反，你可以从一所房子或一个单元开始，或许在那之后可以搬到一个小的翻新或扩建项目中。
当你确实进入了一个小的开发阶段，尝试一个简单的项目，如土地分割，然后再处理建设交易。
敏捷并不意味着愚蠢。
流动投资是一种通过房地产获得巨大收益的合适方式，但你必须保持理智，否则就有被淹没的风险。如果你想在灵活的同时获得更多的成功，我们会提供帮助。
There are two extremes on the risk spectrum when it comes to describing property investors.
At one end are those who like tried and true approaches, preferring to stay rigidly within a set course of familiarity. They reason, ‘Why go beyond my comfort zone? There’s only pain in the unknown!’
此文章出于
<STEVE WATERS, 4 Feb 2019>
At the other end are those who are happy to take some chances. These investors are constantly on the hunt with a, ‘damn the consequences’ outlook. They’re keen to spot opportunities first, and pounce before others with scant regard to the dangers.
Every investor will fit somewhere on the scale, but the most successful are those who can find a balance between both types – the ability to pivot and spin in a seemingly fearless fashion while still maintaining a measured approach to risk.
This is a fluid investor.
Here are my tips on how to become ‘like water’ when investing.
1. Start right
Fluid investing is for buyers open to participating across the spectrum of investing categories broadly on offer in Australia’s property markets.
Fluid investors can step into different realms with confidence, because they recognise that building a successful portfolio should include diversification, and opportunities don’t just exist in one location or property sector.
Key to success as a fluid investor is first establishing a firm financial foundation.
Successful investors define long-term goals, and ensure their path will allow plenty of buffers so that their first and second investments set them up for the future.
While some high-risk types might want to jump in with scant regard for future financial downsides, this is foolish investing, not fluid investing.
You just can’t safely take advantage of future opportunities without having first established a solid baseline portfolio.
2. Check the water before you jump in
While I encourage everyone to learn and grow as they move through the ranks of real estate investment, attempting to tackle a new location or property type ‘cold’ will lead to heartache.
You should be prepared to try something new only when you’ve completed the knowledge groundwork needed to make smart decisions.
Ask questions, read literature, analyse the data. Do a few ‘dry runs’ at potential investments to see if they’ll fit the bill.
Without knowing and understand the asset class and location you’re pivoting too, you are just speculating, not investing.
3. Advisors are everything
Part of becoming a fluid investor is learning from others who’ve blazed the path before you. Often, that means relying on talented professionals in their field of expertise.
As an example, I have done well out of being a property investor, but I also like to diversify my portfolio into securities.
I also realise that I only know enough about the share market to get myself into trouble if there’s no professional guidance. As such, I happily rely on the advice of my trusted long-term stockbroker.
If you’re thinking about shifting into a new property investing space, make the effort to meet and talk with experienced professionals who can help you navigate a safe path.
4. Be liquid
I know – asking fluid investors to ‘be liquid’ sounds entirely obvious.
Being liquid means you have buffers of equity and cash flow in place. It’s a cornerstone principle of every strategy, but it’s importance to fluid investors cannot be overstated.
Being liquid allows you to take advantage of any new opportunities without risking everything. It means you can transition smoothly into new markets because you have the security of buffers.
Remember though – if you are not liquid and are skating along your financial edge where a wrong choice could tip your plans into fiscal oblivion, just sit still and don’t move. It’s better to let a couple of opportunities pass you by while building your reserves than to make one wrong choice capable of bringing the whole scheme crashing down.
5. Watch the fundamentals
Knowing when to move away from one market and into another involves tracking the fundamentals across both.
Watching those well-established economic metrics of supply and demand is an indicator of how markets perform.
Tracking the number of construction approvals, keeping an eye on yields, looking out for auction clearance rates and staying abreast of finance movements.
Watching these fundamental metrics on markets of interest will tell you when it’s time to switch your attention from one to the other.
6. Morph across elements
When I talk about diversifying away from familiar investment, I don’t just mean by location.
Fluid investors are borderless when it comes to opportunities. They readily accept it when one of their investment stomping grounds has run its race. That’s when it’s time to start looking further afield.
Of course, distance is not the only way to define the distinctive real estate options.
We are also talking about varying price sectors – each of which can perform differently even within the same geographic area.
For example, markets change in response to demographic shifts. As a location’s lower price sector reaches a peak in demand, so a new demographic may cause a wave of demand to shift into upper price bracket.
There are property-type differences too. While investor-style units are currently ‘out of favour’, some buyers will benefit from purchasing an owner-occupier apartment stock within the same location.
Commercial investment is another way to flex your portfolio. This has become a particularly interesting sector for Sydney investors as they rush to higher yields in the wake of post-peak residential prices.
Other choices might be to unearth large allotments with simple small development potential, or perhaps you see opportunities in renovation deals.
Be fluid across all the variations offered by property.
7. Graduate
As mentioned, you need to be right across your subject before changing your tack, but you should also avoid leap-frogging too quickly into the unknown, regardless of how much knowledge you require.
It’s important to gain knowledge gradually – becoming an increasingly sophisticated investor in a measured and organic way rather than rushing ahead.
For example, I would not recommend tackling a small development project as your first deal – regardless of how good it looks. Instead, start with a home or unit and perhaps move into a small renovation or extension after that.
When you do make it to the small development stage, try an easy project such as a land split before you tackle a construction deal.
Being agile doesn’t mean being foolish.
Liquid investing is an opportune way to make great gains through property, but you must stay between the flags of good sense, or risk drowning. If you’re looking for help to become more successful while being flexible, we’re here to assist.
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