#ASKDOM: The Must-Know Property Market Essentials to Kickstart 2020
Hi there. Dom here. Happy new year. Welcome to Ask Dominic. I can still say happy new year because I figure that the statutes of limitations end in January. So I just slipped it in there to say happy new year 2020. I’m sure you’ve heard it all before a new decade, 2020 vision, blah, blah, blah, all the cliches. But it is pretty cool that we are entering into a new decade. So I thought it timely this month, I thought it was really smart in December getting in at the end of the year, getting a big heads up so we could hit the ground running this year as to my predictions for the market and what I thought we could all look at where the opportunities were, where the risks are. And there’s kind of a curve ball that got thrown in there. Donald Rumsfeld once said there are known knowns, the things we know and we know we know those things.
There are known unknown. In other words, we know we don’t know those things but we’re keeping an eye out for them. So we know the property market is doing certain things. We know interest rates are probably set to fall. We don’t know when it’s going to happen. Something may change, it’s not set in stone but it’s something we know to look out for. And then there are the unknown unknowns. Things you could never ever predict.
And we’ve had a couple of curve balls that they’re talking about having massive catastrophic implications and all that has happened in the last month or so since we last got together. The first was the catastrophic effect of the bush fires and the second is the new coronavirus. Now apart from the devastation and everything else that’s a given, especially with the recent bush fires, there’s a lot of talk about economic and knock on effects there.
There’s no doubt that there are economic effects. First of all, from the bush fires, we are seeing at the coalface with our debt management team, helping people in debt, businesses that are the subject of predatory behavior. It’s a bit like looting. You know when there is riots and towns go into lockdown and then people take advantage, opportunists go in and raid shops. Similar thing is happening in the business sense because of the aftermath of the fires. So for example, put a big dampener on tourism and the summertime is a biggest time of the year for a lot of places where there were bush fires. They depend on that income. When that didn’t come, they’d been doing it hard anyway, waiting and holding out for the summer and now there are offshore interests and local people coming in and saying, “Well, your rent is late, this is late that is late. We’re invoking our rights under the lease.”
And we’ve one client just had a struggle now with the seven figure business being taken off them and assumed or attempted to assume by the landlord for non-payment of rent. So a lot happening and no question, there are economic effects of that. There is also a lot of catastrophizing round this new Corona virus and that’s affected markets, especially this week. We’ve seen stock markets plunge in certain areas. So what they’re saying it will affect, especially for Australia is first of all, tourism. So if there’s some sort of lockdown, we depend a lot on Chinese coming here for tourism, our education industry, and a lot of stuff that’s built around there depends on foreign students from China coming here to study. Accommodation, all sorts of things that have a flow on effect from that.
They’re saying it will affect demand for our INR. There’s a lot of companies who are set up because obviously China’s the hub of the world. People have gone in, they’re seeing opportunity, big companies, big brands now have staff just sitting around twiddling their thumbs. So yes, there is activity there, there is stuff happening, but let’s get it in perspective.
First of all, it’s Chinese new year anyway. So it was always going to be a quieter time of the year, especially in the Eastern world. But the other thing is, and it’s an unfortunate byproduct of the way our brains are wired, but we are wired to be more receptive to bad news. That’s what the media sells. They love bad news and they’ve had a great time over this holiday period because bad news sells papers and media space and everything else.
People tend to get their attention captured by bad news. That’s why we hear breaking news bush fires, all sorts of things as headlines and the story about the baby polar bear being born at the zoo or the kitten stuck up a tree that the firemen rescue, the good news stories kind of come at the end of the news as a little bit of light relief. No one buys or pays for good. We take good for granted the way we’re wired. Reading a book at the moment called The Power of Bad. And it basically gives a mathematical model that says we need four bits of good news to counteract every bit of bad news. So we notice the bad stuff, we don’t notice the good stuff because our lizard brain, they’re very basic reptilian brain is wired for fight, flight or freeze. We react, we’re on high alert for danger and bad stuff.
So we really, really notice that the good stuff, our brain just doesn’t reach out and capture and grab onto it. Just doesn’t get our attention. So it’s a model you can apply in your everyday life. And it’s a model that the media applies when they’re looking for new stories. And then that sense of catastrophe tends to flow on. I may be wrong and it’s early days obviously, but any great new story is going to have an element of bad in it and it’s going to be sensationalized. So put in perspective, bigger picture, the world is not going to end, the bush fires the virus, all of that. My children tried to say that they didn’t have to go to school today. They lied to me to say that the whole country was in lockdown and they had to get gas masks and everything else. It’s not happening.
It’s very much business as usual, even though the stock markets are always going to react on emotion. What is though of concern, are longer term trends. And the things I’ve been talking about for ages, so fundamentally a whole lot of debt and a changing world. So we’ve had just this year alone, eight major retailers enter into insolvency arrangements, enter into administration. So most recently Gene’s West bows.
So they’re across a lot of industries, but it’s a product of disruptive change. The world is changing. So we’ve seen bookstores, we’ve seen entertainment, clothing. And the fact is that people are buying a lot more online. So the whole shopping center, the lease, the rental, all of that, where businesses built for a model that said, yeah, we’re going to open 400 stores in Australia they just can’t sustain those 400 stores and they’re folding. The knock-on effect from that will be losses of jobs.
And that’s something as property entrepreneurs and those in the business space we have to be aware of because that will have a knock on effect on the economy. So there are over a million jobs in retail in Australia. So it’s a big backbone of our economy and governments look at retail figures to see how healthy the economy is. Are we spending money, creating more jobs and is money in circulation. And we’re not spending any more money because we’ve got so much debt in the private sector. We’re carrying a lot of debt. I’ve said that for a long time. Now, one of the most indebted countries in the world, in the private sector, we spend nearly 200% of what we earn. So for every dollar we earn, we spend $2. And that shortfall is funded by debt. Now we’ve been okay because we’ve lowered interest rates, we’ve had a big property boom.
So we’ve almost got this two-speed economy where wages are really low. There’s no growth there. People up to the eyeballs in debt, they’re not burning any more money. They’re not spending much money, but they’re able to get more debt because we’ve got really low interest rates. And low interest rates, interest rates are the price of money. So if interest rates are low, the price of money, the Australian dollar is low and that’s helped our economy avoid a recession for like nearly 30 years. We are seen as a wonder economy because we haven’t had a recession since the early 1990s. So now recession is two quarters of negative growth consecutively. So going backwards for two quarters, we’ve managed to grow albeit incrementally and in really small, small units, we have seen growth. So we’ve choked it up as a growing abundant economy but at the end of the day, we have relied on mining.
When that left, we relied on a really low dollar low interest rates, something that boosted then our terms of trade was our export market. In other words, we sold more overseas, we got more money in off shore than what we imported, what we spent. So we had a trade surplus that looks good. And the only problem with that is that the money that we earn from exports doesn’t flow through to the rest of the economy necessarily.
So exporting our INR is good for mining, but it doesn’t put dollars in everyone’s pocket that they go out and spend and creates more jobs in retail and other sectors. They’re not integrated in that way. And now that we’ve got the Corona virus and the knock-on effect from that affecting global markets and Australia’s ability to trade, especially with our biggest trading partner, China, that may have some short term effects and some [inaudible] some ways. They used to say when America sneezes Australia gets a cold.
It’s now, if there’s a virus in China, Australia is going to go down as well. So that may be something to watch where we’re not out of the woods yet. And the Reserve Bank knows that in terms of our interest rates, that’s why they’re keeping rights out of the price of money, low to try and boost the economy. Problem is there’s only so low you can go and there’s only so much debt that we can carry. We have to reach a tipping point. Now the good news is there for us is that they’ve changed the laws more recently. So we have a consumer credit code, which is a massive body of laws that have recently been amended as late as December last year. Now they are very much pro-consumer. They put a big onus, big burden on lenders to make sure they lend responsibly and give consumers a lot of rights.
The only problem with it is that lawyers have a saying, “Financially dead men don’t tell tales.” In other words, if you’re flat broke, if you’re under the pump, if you’ve got creditors banging down your door, you tend to not know your legal rights and you don’t have the money to afford for someone to go into bet for you. So these new laws expanded to give incredible powers that I wanted to share with you. And I think it’s timely to doing this in January because now is the time with what lies ahead and what we’re seeing economically. If you are carrying unnecessary debt now is the time to shed it. And we have with debt management, we’ve been helping clients in financial distress for a while now. So a lot of our clients have credit cards. They can’t meet the repayments and we’re going in negotiating outcomes for them.
But with the new laws, it’s now possible to do this for anyone carrying credit card debt. So if you’re like us a while back, Kevin and I had massive credit card debt, we were doing good things with the money. Like we were doing properties, we would buy supplies. We’d whack it on a credit card. We had credit card sitting at the maximum amount. So one credit card, $20,000. We had it sitting there for nearly 10 years, maxed out just making the minimum payments every month. And yes, we could pay it down when we sold a property, but it’d always seemed easier just to let it ride and spend the money somewhere else. So we sat there. We were credit card companies, dream client. We weren’t in hardship, we weren’t insolvent but we just had this anchor of nuisance debt.
Now what is possible and this could be a game changer for you. So incredibly powerful. What is possible now is for you to not be in any financial hardship, not be insolvent, being able to pay your bills, but carrying unnecessary credit card debt that maybe you tend, or you intend to pay down over the next 10 years or so slowly in increments. Now is the time with these new year laws to seize the opportunity because it is possible to get rid of your credit card debt now for cents on the dollar, pay it out. And maybe even if there’s some loophole there, because the credit laws are like this thick, two telephone books thick. There are lots of technicalities to get them onto write off debt, even though you’re not in hardship, even though you can pay it. Why should you, if you don’t have to? That could give you a nice boost into the new year.
So you can, if there’s a technicality, we could get it written off. We can negotiate to pay it off for cents on the dollar 20, 30 cents on the dollar in a lump sum, without any adverse mark on your credit report or your credit rating. If you want to, check that out and I highly recommend that you do because it’s just less to worry about going into the new year and puts you in the prime position to seize opportunities. I’ll talk about that in a moment, but if you’re carrying personal debt or credit card debt, and let’s face it, it’s most Australians that are get rid of that now. The window of opportunity with these new laws is to act now on that. Type yes now, and our team will contact you and we can show you what’s possible by keeping your credit intact, your relationship with your lenders and everything’s still intact, but getting rid of that debt now.
The other issue then that I wanted to cover in this webinar is what is happening in the markets for property and with debt, the price of money, interest rates. So we have low interest rates forecast to go lower. They were talking about a rate drop in February because the Reserve Bank is about to meet next Tuesday and they will be deciding the first rate drop or rise, or whether to keep rates the same for 2020. They do it on the first Tuesday of every month, but they have January off for holidays and new year’s. So we’ve had two months to speculate and the economists are now saying there’s only a 25% chance of a right job. And that’s because the Corona virus, the bush fires, the figures that have come out recently. So recent figures showed unemployment has dropped. There are more jobs, employment is looking pretty good and we’ve got other figures due out today in terms of trade and our consumer sentiment, how people are feeling about things.
So they are thinking that the Reserve Bank will adopt a wait and see attitude for February, but they are predicting two more rate drops this year. So down to an official rate of 0.25%, which is just unheard of. Does that mean that the property market is going to go through the roof? Now, they’re saying not necessarily because again, at the end of the day, when we say we can only take so much debt, we can also only borrow so much money. We can only spend so much money on property. There will become like a glass ceiling where it becomes unaffordable. People just can’t pay anymore. They can’t borrow anymore. They will, markets always reach that high, that peak and then have to adjust.
So affordability issues are going to come into play. Remember we had a massive period of growth, especially Sydney and Melbourne. We had a drop, but the drop wasn’t that great. And it’s not going to just take off and double or anything like that. They are saying we will have more off shore investors because of global uncertainty, coronavirus, interest rates falling around the world, problems with trade wars with China, all sorts of things happening, Brexit, all of this happening off shore means uncertainty and volatility and money looks for somewhere safe to go. Money flows around the world and gets invested, especially with big superannuation funds and big global entities these days. Australia is seen as a pretty safe bet. The Australian property market is seen as safest houses, so to speak because it’s always over time, gone out. We’ve never had a property crash or a burn like that.
What will temper that, all the money flooding here because of the low rates is the affordability issues, which we’ve covered also the supply. So what happens is people have said since last year, federal election, they’re going to get rid of negative gearing, property market is dead and we did see it come down. Sellers or would be sellers have said, ‘Nah, I’m just going to wait for a better market.” They’re now going, “Hey, it’s a better market,” because we are really starved of supply and there’s a big demand. Everyone who can is borrowing.
So what will ease the pent up demand is sellers stepping into the market going, “Okay, I’m going to list my property now. I think now’s the time to sell.” Greater supply means that prices will go down. So that should temper that. Having said that though, core logic and the analysts are predicting nationally this year 2020 prices to go up on average between five and 9% and Melbourne will outstrip Sydney for growth.
So Melbourne prices to go up between a range of 10 to 14% this year, Sydney to go up between a range of eight to 10% this year. And Tim lawless head an analyst at CoreLogic for the Asia Pacific region has said that that will probably only play out into the first quarter or so of this year because affordability issues will come into play and supply will ease. This is a market now where sellers traditionally come in and real estate agents are already saying that at the coalface. We’ve got more listings, we’ve got more auctions, we’ve got people right between now and Easter is when supply will come onto the market. Fastest growing suburbs then for 2019, you can have a look at the growth here. So top of the list is St. Kilda, which is nearly 20% growth in the year. And you can see downwards from there still Victoria, leading the pack, some in new South Wales, South Australia, Queensland, and WA. So they’re the suburbs that have seen growth in this year on a sliding scale there.
What’s happening with interest rates. Well, really, really good rates around. What we saw in the wake of the Royal Commission into banking and appro the Australian Prudential Regulation Authority really clamping down on lending and since easing that lending and the Royal commission, really putting no guidelines around lending, we’ve seen banks really open up in recent times. A lot easier to get a loan now than it was 12 months ago. What happened in the interim though, was that non-bank lenders and smaller players, jostled for market share. And they did really well. They stole business away from the big banks. So we have the big banks now, very hungry to win your business. For those of you who are probably familiar with this, just a quick recap for those who don’t know, the Loan Controller is a product we have at DGI Finance that allows you to pay as little as 1.25% interest on your home and get maximum tax deductions or negative gearing, good debt, in other words, for investment properties. So to offset it there.
And that comes with an ATO ruling, a product rolling that allows that. That’s a private lender that writes those loans. We needed to be accredited to be able to offer that. So you can’t walk into a major bank or anyone else and ask for that. It’s an exclusive product and it’s for property investors who want to maximize their tax deductibility as well as pay off their home a lot quicker, that sort of bad debt that’s not tax deductible.
Owner occupied, low variable rates have a two in front of them. Amazing times, isn’t it? Who would have ever thought if you’re my vintage, I never thought I’d see the day where we’d be paying something with a two in front of it for our home loan. So 2.84%, that’s a proper bank product where you can get an offset account and manage that efficiently. Owner occupied fixed, if you want to fix rates now, 2.98% and interest only loans which are back now, the time the that they were really hard to get banks just were closing their books to interest only to 3.34%. And fixed interest only 3.39%.
The interesting thing now is if you haven’t had your home loan looked at or your investment property, your loan portfolio looked at in the last few months, you’re probably paying too much. Banks are really, really competitive, and they are paying you to change your loans over. They are buying your business. They’ve figured, Hey, all the money we spend on advertising and marketing and leads, we will just pay to the customer. So if you change over now, there’s some banks out there offering $4,000 cash in hand. No questions asked to you if you bring your business to them and for many there are three and a half thousand dollars per security.
So if you’ve got multiple properties that can add up to money in your pocket, and that’s another great start for 2020 as well. For more information, or to look at your situation and take that offline, click on the link below and have a talk to our finance team who know how the banks assess loans, where’s the best place and the best deal for you in your circumstances. So that link will be below here in the fade.
The other thing that’s going to affect property markets is from January this year, we had the first home loan deposit scheme. So you may remember back in the federal elections last year, the Liberal Party came out and Scott Morrison said we are going to help first home buyers, the government will underwrite them with their deposits. So instead of having to save up traditionally 20% of a deposit with rising property prices, it was becoming impossible for those wanting to enter the market to save up that amount of cash.
So what they said is, we will guarantee the government will underwrite 15% of your home loan. You only have to come up with 5% deposit and the bank will lend 80%. And banks were happy with that because you can’t do any better than the government underwriting it. So it means that first home buyers who get this don’t have to pay lenders mortgage insurance. Mortgage insurances is if you’re borrowing more than 80%, the bank is at risk. If the price of the property goes down or it loses money, then they haven’t got enough insecurity. So they get an insurance company so that if they lose money on the deal, they get paid out and the borrower has to pay for that. So if you don’t have a 20% deposit, if you wanted to get a 95% loan you have to pay lenders mortgage insurance, which is really, really expensive, like tens of thousands of dollars, depending on the property price.
So what they’ve said from January, 2020, with 24 other smaller lenders coming on board, big banks brought it in, in January of this year and from next week, smaller entities, smaller lenders are also joining the fight there. First home buyers can borrow up to 95%. They just need a 5% deposit and the government underwrites the rest of their deposit. Now it’s different in every state or regional areas, the amount that the government will look out for loans.
So Sydney market more expensive. So they will look at it for loans up to $700,000 and you’ll see the other numbers there on the screen for the other amounts in different States and areas. Let’s look now at the year that was in property. Some of the winners and losers on the property playing field. In other words, the suburbs where people have onsold and lost money. So CoreLogic, because they’ve got all the data of sales around Australia, they look, and they watch, they keep their finger on the pulse as to who’s selling.
So every property that got sold, they wash that data and they say, “Okay, when did they buy it? When did they sell it? Did they sell for a profit or did they sell for a loss?” And then they publish that data. So the winners and losers, I think they call it pain and gain report. But what they say at CoreLogic is these are the top suburbs where people sold for the maximum profit and here are the suburbs where people made a loss. And as you’d imagine in Sydney, they go by council area. And what you’d imagine in Sydney is the suburbs that unfortunately people bought at the peak of the boom, like in the last two or three years, they’ve bought and sold. They’ve sold at a loss. So on the red side, you can see where people have made losses. And on the plus side, the blue side is where they’ve made gains.
And it tells you the period, this is difficult to see. I appreciate that. So I’ll post below here, we’ll post a copy of the slides. So you can really drill down and see the suburbs you want to see there. So the suburbs that have made the most gain, the suburbs where people have sold for a loss. So for example, you’ll see here that sales in Burwood, 16% of sales in Burwood last year, if they sold within three and a half years of buying, they made a loss. And the average loss was 62,000 dollars. So if you are holding [inaudible] over the longer term, you would have made a profit. So you can drill down into that. They’ve produced the data of the biggest winners and losers. So where people are needing to sell at a loss means they’ve paid too much and the market is adjusting.
If you’re looking for distress or motivated sellers who are selling at a loss, you may want to consider some of those suburbs on the list there. So there’s Melbourne, Brisbane, Adelaide, Perth, Hobart ACT, and Darwin. So I’ll post those if you really want to look in more detail at the areas and the percentages and drill down on the numbers, have a look at the slides that we’ll post in the comments section below. Quickly then predictions for the future. And these aren’t mine, I’ve trolled through what all the analysts are saying and why and cherry picked some for you. So these are the suburbs that have most potential. Why does that happen in property under priced? Maybe they’re a fringe suburb that’s about to take off because of a knock-on effect. Maybe there’s been infrastructure built there. People are going there for jobs. People tend to go to places where they can work, earn an income, they want to buy a house there, and that will happen if their jobs there. So they’ve built a business park or something, or they’ve built transport spines, where people can commute to the city from these outlying suburbs.
So let’s have a look at some of them. Sunshine Coast, that was a big pick from most analysts as a growth spot. And that embodies anywhere from Maroochydore going South down to Caloundra. So those prices were up like 24% in 2019, 15% in other areas, Eumundi up 26%, you can read that data there. And the reason for that is it’s just become a hub, maybe a hub, maybe because they’re upgrading the highway there, the Bruce highway, there’s an international airport going in there, maybe because Chris Hemsworth is from that part of the world. It’s on the map and it’s a beautiful part of the world that’s just been undervalued for a while and is now say hitting it straps.
In South Australia, city of Marion, so these are council areas. So prices have been steadily rising there. Infrastructure is going in there, still affordable. What has happened is there’s been a lot of rezoning going on there. So a lot of diverse housing options available, and it means developers are coming in and the area’s really humming. You know when you see cranes on the horizon, that always is a good sign when you see people doing work and an area growing the market, and the local economy rises up to meet it. Bendigo in Victoria because of infrastructure and transport spines. That’s really on the map now, very affordable. We talked about an affordability effect before where Sydney prices, you can’t get into the market for houses unless you’re paying seven figures, it becomes very attractive then when the median house price in an area is 360,000 and it’s close to Melbourne and there’s lots of jobs in Melbourne.
So people are just upping and moving because of the effect of the property market and affordability issues. Though you want to go where things are going up well from I say bad to less bad, but rising with much further to grow. And that’s why these areas were picked. So we’ve already seen in that Bendigo area, six to 11% growth in the last 12 months and further to grow with investors liking it because they’re getting over 5% yield on investment properties. We’ve got a large retail sector there, manufacturing a lot of full-time workers plus we’ve got a regional rail link, a lot of construction there, public sector jobs, defense force, new sporting facilities, stadium, and university expansion happening. So a lot of economic activity there that’ll support the property market. The Martian Bay region in Queensland, again, the affordability effect and a lot of vacant land for infill development.
Caboolture area, especially and it’s got quite fast access to Brisbane CBD, the airport, major transport hubs. And there’s also a university of the Sunshine Coast happening there. Stirling and WA, WA has been depressed for quite a while, but Stirling and that area and the surrounds are seeing growth. So the green shoots of growth again, and the Perth market has bottomed out and is picked to rise, especially with mining doing better now. So key employment sectors in that area are retail, construction, health, and education, and a beautiful part of the world because of its beaches and its natural beauty. A lot of projects going on there as well. So government infrastructure, government spending and redoing the city in the urban areas. So where the money goes, the jobs are, the property market rises. Similarly, another area in Victoria, Fairfield, Preston reservoir, those sorts of suburbs.
They’ve already seen a lot of growth, 9% and as we’ve seen Melbourne or Victoria is a big pick to out strip the Sydney market in this coming year. So you want somewhere that’s growing, but that’s got a lot further to grow. And that’s what the suburbs and this region is seeing. And it’s becoming gentrified. Those suburbs that were blue collar working class now they’re closer to the city they’re seen as trendy restaurants, cafes, and more white collar people going there because it’s easy to commute and more jobs happening.
The other thing, if those of you who are sitting there from Sydney going, what about Sydney? Is it gone? No, there’s still areas in Sydney that the experts are picking as hotspots. So Quakers Hill for one, because of its affordability. I know it sounds silly to everyone else, but you can still get a house there with a seven in front of it, seven hundreds, as opposed to the million dollar plus entry points in other areas.
So under priced, relative to its neighbors and Kingsford Botany area, it’s still seen as affordable parts of the Eastern suburbs of Sydney and people with a flow on effect to out-priced in the other Eastern suburbs like Ramwig are going to these other suburbs of Kingsford and Botany. It used to be that there was no rail station, there was no transport, but now the rail link is opening up this year in 2020 for those areas, a new light rail so that will really change that market. And again, a lot more white collar workers going in there because of the infrastructure, the investment and the proximity to the city. So they’re my picks and from the research I’ve done as areas to look at so much potential in this market and I am looking forward to catching up with you guys live this month because I have very busy month.
I’ve had a very restful, lovely time, I’ve been researching honing my skills, my craft, and I’m traveling this month. So I’m hoping to catch up with as many of you as can make it. We’ve got the Real Estate Rescue Summit coming up. So that’s about buying distressed properties, more about the market. We’re going to have Tim Lawless there. So he’s going to really deep dive into the data. Hopefully I’ll catch you with that. There’s a link below there in the comments section that you can register for that event. The other one that we’ve got is it’s 10 years of Real Estate Rescue. We’ve been doing that and teaching that program for 10 years now. So new decade, it seemed timely to celebrate our 10 year anniversary. So for graduates of Real Estate Rescue and for our existing clients, I wanted to have a client appreciation day with networking.
I’m looking forward to as many of you as possible, joining us at those, congratulations. If you haven’t heard about that, check on the link below that’s for graduates, only people who are already clients as a client appreciation day, for me to you about mindset, about strategies that are working in this market and how to do them a lot for me, I’m bringing my own personal coach along to talk to you. And then at the end, I’m going to serve you a drink. So I’m going to have a networking event because it’s great. It’s all about community and catching up with like-minded people and being part of the community, sharing our stories, our successes, raising the bar for everyone.
And for those of you who are joining us at the end of the month for Flipping Houses Australia, which is a program on a hack of the system, how to make quick cashflow in this market up to seven figures in a year renovating properties. So if you haven’t checked that out, there’s a link for that below. Hope to see as many of you as can make it out. I’m coming to you this time in February. That’s my big travel month where I have my skates on and I’d love to catch up with you face to face. Talk soon, have a great month and hope to see you at one of the events, shake your hand look you in the eye, answer your questions personally. I’ll see you there.