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大多地区房产综合评述(二百二十四)为什么要尽早投资地产(三)

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日期:09-28点击数:2856

多伦多中文网发布了一则消息:从1970到2005年,35年间多伦多低收入居民从19%增至53%,中等收入居民从66%减少到29%。

新移民中46%和少数族裔中33%都属于贫穷。华人的贫困状况甚至超过这个比例,特别是大陆移民。

为什么我们华裔拼命工作,却越来越穷,而一些人看似轻松,随便投了几处物业,就“一人得道,鸡犬升天”,全家都过上了好日子。这同投资有着极其密切的关系。

1)投资房地产,可以让你实现真正的财务自由。什么是财务自由?许多人总是认为财务自由就是自己不用工作,每天还有大把的钞票进账,就是财务自由。我认为所谓达到财务自由的人除非是继承遗产所得,否则,此人一定是善于投资,善于工作,精打细算,勤奋向上的人士。我看过不少已经实现财务自由的人,可是他们仍然在努力工作,不是他们不愿意歇下来,而是由于工作已经成为了他们生活中的一部分,只有工作才能让他们体会到人生的一部分价值。反过来说,没有工作,也就没有资本,没有资本就是无米之炊,何来投资?

现在流行一句话:人生什麽都不怕,就怕比你优秀的人比你还要努力。这些已经成为财务自由的人,还在工作,这就是最让我们恐怖的一件事。他们的财富还在积累之中,我们的竞争对手一个都没少,还在同我们抢地盘,抢机会。这就是为什么有些朋友“另辟蹊径”,找一些看似投资,实际上一文不值的地产。要知道,成功是有规律可循的,跟随前人的脚印,你即使不会成为巴菲特,也会达到小康。

快到中秋了,有朋友发给我有关五仁月饼的文章,非常值得人们深思。文章说到,莲蓉可以用土豆和香精制作,蒙混过关;豆沙可以用咖啡和香精制作;椰蓉可以用坏掉的水果渣加香精和咖啡制作;只有五仁月饼,瓜子就是瓜子,花生就是花生,冰糖就是冰糖,掰开来看怎么都造不了假。现实就是这样,越是实实在在的东西,越是容易被人遗忘。炒作出来的看似惊天动地的,越是有市场。可是还是那句话,投资永远是80/20的成功比率。你跟随成功的人,走过并不平坦的路,当你走出森林的时候,面对你的是宽阔的海洋;而习惯了一帆风顺的人,或许你会看到暴风雨的残酷。

地产投资不会一帆风顺,波澜不惊的投资,并不意味着方向的正确。正确的投资可以让你,让你的家人享受安逸的晚年,为下一代创造成功的阶梯。财务自由不是痴人说梦,她是每个投资人心中的梦想。

2)不要小看出租屋的力量,他们往往是汇聚你财务洪流的中流砥柱。假设你有3处出租的独立屋,每处房产现在仅仅价值60万。当然,从多伦多当前的地产情况来看,这60万的独立屋也不会是好地段。就让我们从这并不好的物业开始,计算一下20年之后,你的收获。如果你认真计算过多伦多的房产升值比率,你就会发现,多伦多的地产从历史的演进当中,悄无声息地做着惊天动地的变化。平均每年将近30%的升值幅度是多伦多给出的回报率。从过去50年到现在,如果你是第一手业主,你的房产在当下,同你购买的时候相比将会是一个天文数字。要知道,现在如果你的独立屋价值60万,40-50年前你的购买成本也就区区4万元。你的房产升值了14倍。

让我们假设你现在60万的房产在未来20年翻倍(这已经远远落后于平均值了)。这20年里,每年按照现在的利率计算,每栋房产的贷款是$24,000,地税是$3,000,保险是$800。三处物业加起来是$83,400/年。如果我告诉你,这里面大概有$75,000是租客支付的,也就是说20年下来,三栋物业租客支付了$1,500,000。而你没有花过一分钱,另外你还独享了180万的三处物业的升值红利,我想问世上还有什么,对于一个工薪家庭比这个更加诱人的?即使把未来利率升高计算在内,这样的获利比率也是惊人的。

反过来,假设你没有租客,这三处物业你就需要拿出税后的150万度过20年的时光。到了那时,你的房贷也还了大半了,你也拥有180的增值红利,和将近一百万的付清的贷款。问题是,你哪里去找150万的税后收入?

从这个例子可以看出,出租物业在资金积累上的绝对杠杆作用。我把这个现象称为“反雇用效益”。投资人作为业主,如同开了一个公司,雇员是租客,可是世上就有这样的怪事,雇员替老板还债,老板还不发工资,吃独食,坐享其成。

肯定有人问,哪里找钱买三套独立屋。其实,钱永远不是问题,三处房产也不是一夕而就,问题是你的投资思路。北洋水师的铁甲舰是钱堆起来的,还是败在日本人的手下。麦克阿瑟是西点军校的首席高才生,二战英雄,还是败在土八路出身的彭德怀的手下。麦克阿瑟不是败在没有钱上,他是败在了战略和战术上。没有独特的战略和战术,彭总也不会取胜。这其实是智慧的较量,投资地产也一样。如果你的思维方式出了问题,行动是不会正确的。

如果你有一个稳定的中产收入,你就有机会买断几处物业。我认识的一个老外投资人,拥有二十几栋房产,几乎清一色的半独立屋,他是如何买到的呢?此人也不是大富大贵的人,而且他还是单枪匹马。佩服之余,我们不得不扪心自问,我们同这样的投资人的差距仅仅是钱多钱少吗?

3)虽然分散投资是规避风险的好办法,但是那要看你对于不同的投资方式的熟悉程度。如果你仅仅熟悉一种投资方式,而且百战百胜,我认为你就没必要非得涉及不同的地产投资方式。每种投资方式都有其独特性,未必适合于你。

既然驾轻就熟,何必抛弃汽车非要做火箭呢?只要是能够把你带到目的地的交通工具就是好的工具。只要是能够帮助你实现财务自由的地产投资,就是适合你的投资方式。想发家致富吗?你不一定非要成为黑莓手机的财务总监,你可以是一个杂货铺的老板,只要你持之以恒,你可能比财务总监的个人资产还要多。这个世界上比的不是过程,比的是结果。享受的是过程,可那不能用来养老。谁说过现在躺在街上要饭的,不是以前某个公司的主管呢?

你想让你的物业卖出高价吗?你希望成为一个成功的地产投资人吗?请联系Michael Wang。Michael Wang拥有美国硕士学位,  美加两地十余年房地产买卖,投资和物业管理经验Michael 以其广博精深的专业知识,超强的谈判能力,紧密的团队协作,助您高价快速卖房,超值无忧买房。欢迎致电Michael Wang(416)893 - 2060

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