The tax changes haven't hurt them – why 2 former nurses say yield and land are paying off

A long lease isn't always a safe one, and a headline yield can hide months of vacancy. Victor Kumar says the investors who win in commercial are the ones who know exactly how to manage risk before they buy. Commercial property carries more risk than residential, but not all of it is unavoidable. In part three of the Smart Property Investment Post-Budget Guide to Commercial Property Investing, Phil Tarrant and Victor Kumar of Right Property Group break down what can quietly destroy a commercial investment, and how to protect yourself. Kumar explains why vacancy can run to months or even years rather than weeks, and why the yield is really the price you're paid for carrying risk. They also look at how to size up a tenant, from digging into the lease and the business behind it to checking whether a guarantee is backed by real cash or just a promise. Then there's the fine print. The pair walk through the lease details that can make or break a deal, from "triple net" claims that don't hold up to who pays for fit-outs and make-good clauses, and why Kumar says using your usual residential solicitor on a commercial lease is like treating a fracture with a massage. They also cover economic risk, structural shifts and property-specific traps, including asbestos roofs, contamination and zoning problems. Kumar shares a live example of how he restructured a lease to de-risk a $6 million purchase, and why every investment needs an exit plan.

From rat houses and meth houses to a property nicknamed "The Brothel", we've seen some seriously questionable properties turn into incredible investments. We have so many wild stories and bargain deals to share that one episode just wasn't enough. Part 2 is out now!

Investors could be missing new lending opportunities as second- and third-tier lenders ramp up competition, making finance strategy and cash flow more important than ever. On The Property Nerds podcast, Arjun Paliwal speaks with broker Corey Goldby about a post-budget lending shake-up, as second- and third-tier lenders compete harder for investors with more flexible borrowing options. Goldby argues against mapping out a decade of purchases, instead focusing on getting the next deal right, with cash flow, lending policy and available funds shaping each move. The pair discuss investors buying several properties before pausing, selling at a loss to reduce debt and the transaction costs that can erode gains when selling and re-entering the market. They also examine the importance of keeping a cash buffer when releasing equity, aligning finance and accounting advice, and choosing ownership structures that support borrowing and income distribution. For business owners facing tax debt, Goldby points to alternative lending options, including high-LVR and low-documentation loans, while noting the extra interest costs that can come with them.

Brokers know things banks would rather keep quiet. In the debut episode of Which Mortgage, the Finni team starts with one of them: how a 25-year-old on a $100,000 income can buy an investment property without saving a deposit.

NSW collected 23 per cent less residential stamp duty in September than a year earlier, and Phil Tarrant and Liam Garman say it's only the start. But when the conversation turns to mortgage brokers, the hosts stop agreeing. On this live episode of Property Buzz, Phil Tarrant and Liam Garman dig into the numbers behind a sharp fall in NSW residential stamp duty: $663.7 million collected in September, down from $864.3 million a year earlier. Extrapolated across the country, they put the potential loss at $7.36 billion, a figure that sits inside the $6 billion to $8 billion range they've been predicting for months. The pair also unpack the NSW Labor pledge to let investors restructure trusts hit by the new discretionary trust tax without triggering stamp duty, and Victoria's promise to return its property tax threshold to $50,000. Then there's the data. Brisbane listings are up 40 per cent on last year with a clearance rate of just 20 per cent, unemployment has ticked up to 4.7 per cent, and part-time jobs have dropped by 74,000. Tarrant shares what buyer's agents and brokers are telling him on the street, from tactical finance to banks loosening up, and explains why he says now is the time to have a good broker in your corner. And then it gets heated. Tarrant takes aim at a looming levy hike on brokers while Garman plays devil's advocate – arguing consumer protection is a fair reason for scrutiny. Who wins the argument? You'll have to listen.