Talking Money To Us | Cohen Handler – Simon Cohen

Candice: [00:00:00] Hello and welcome to talk money to me, I'm Candice Bourke 

Felicity: [00:00:06] and I'm Felicity Thomas. Talk Money to Me is a podcast where we draw on our extensive expertise and experience to help educate you on all aspects of your financial landscape. In last week's episode, we gave background information on all things property investing. And if you've watched luxe listings before, you'll definitely know who our special guest is today. We are very excited to have Simon Cohen on the show. One of the best buyer's agents in Australia and the man to know when it comes to Sydney property

Candice: [00:00:33] For those of you listening along who don't know who Simon is. Shame on you. Pause his podcast right now and go Binge Luxe listing on Amazon Prime and then come back to listen to our show. For those of you who have seen the show, you would know Simon as the co-founder of Cohen Handler, the largest property buyer's agency in Australia with office located obviously in Sydney, Melbourne and Brisbane. Simon started his career within Ray White of Double Bay, Sydney, and there he was, constantly ranked in the top five sales agents within the office. Ultimately, he achieved within the top three agents of Australia worldwide and as the highest grossing buyer's agent in the country. And from watching the show, it's clear that you pride yourself in making the process of buying property for your clients a super simple and easy process, and you like to deliver those bargain prices for them. Over the past decade, Simon has amassed hundreds of millions of transactions for Sydney's elite. And with that, his reputation of being the Go-To buyers agents in Sydney totally precedes him. So we're talking property today. This is the man to talk to when it comes to property. 

Felicity: [00:01:36] That's it. But before we get into it, bear with us as we tick off a few financial disclaimers. Even though we are registered financial advisors, please note that this podcast and the content discussed does not constitute financial advice, nor is it a financial product. The content on this podcast is general in nature, and you should seek appropriate professional advice before making any financial decisions. All right, so as I mentioned in last week's episode, we gave our listeners some background on all things property investing, and we walked through a few steps involved when you purchase a property. So I guess to kick off our conversation, we both have a little confession. We're big fans of your new show, luxe listings, and I'm sure everyone wants to know how did you actually get involved in the show? And, you know, has it actually helped build your profile to get more top tier listings? 

Simon Cohen: [00:02:22] It's interesting. This show is a concept that's been spoken about for a very long time. You know, a bunch of different people over the years have approached us with the likes of million dollar listings and selling sunset. And so it's always been an idea that people have been pitching in Sydney. It was when Ben Scott approached the three of us and came up with this concept, and when Amazon wanted to buy it and take control of it, it was the time where we actually took it seriously and thought that this is something we would. We would potentially put our names and brands and reputations to. It wasn't something we considered doing lightly, so it was about maybe a year and a half ago. And then once Amazon took over, it all sort of happened very quickly, like filming began and we were underway. Has it really built businesses, built business a little bit. I think the thing about the three of us think Gavin, Gilead and myself was before we were really busy. I mean, we did have profiles in this industry. And so it's not like we went from being, you know, people who just entered the market to all of a sudden, you know, having profiles. So it's hard to judge if it's changed things that much. But we are definitely getting clientele calling from the show, so it definitely has been a positive. 

Felicity: [00:03:39] That's great left, right and centre. That's what you want. 

Simon Cohen: [00:03:41] Yeah, if they're good clients, we we don't say no to business, that's for sure.

Candice: [00:03:46] So speaking of your clients, Simon, I guess walk us through what a new client might ask you the typical questions, you know, when they engage you as a buyer's agent.

Simon Cohen: [00:03:55] I think the biggest question right now is, is what? I'm looking forward. Craveable, you know, especially in Sydney and in Brisbane and all over the market in Australia, is hot. And so I think the biggest thing people want to know right now is, can I get what I want? Is it achievable and what are the things I need to compromise on? And if you can make it happen, can you make it happen off market pre-market on market? What are what are what is your secret sauce or your secret weapon to making this achievable at the moment?

Candice: [00:04:27] Are you seeing more of market transactions or auctions or what sort of style is going on in your area? 

Simon Cohen: [00:04:34] 90 per cent of what I'm buying at the moment. So for free market stock, it's staggering. That's interesting, though, that it was probably 50 60 post COVID. It's it's 19. 

Candice: [00:04:45] And why do you think that is?

Simon Cohen: [00:04:46] I think a lot of people are scared to have people come through their homes that are won't necessarily homes. They want to do off market deals they bought and they want to sell and number of. 

Felicity: [00:04:59] Is that makes a lot of sense, and I guess for our listeners, why should they be getting a buyer's agent, I guess, to go into battle on their behalf? I mean, what benefits do you believe that you bring versus someone just, you know, trying to negotiate themselves or going to auction themselves?

Simon Cohen: [00:05:14] Well, I think one at the moment, they're missing out on 90 percent of the market. I mean, the reality is we scour the market to find every opportunity that exists, and that includes on market off market, pre-market post, market price or due stock and whether it's covered or not covered. The majority is off a pre-market, so you are missing out on the majority of the stock. The second reason is that that understanding of what it's worth and why it's worth that and is it a good area? Are you ever going to be blocked out all of that sort of stuff? And the third part is our negotiation power. I mean, I've been doing this all day, every day for a very long time. And, you know, I know nothing about stocks and that's why I use 

Candice: [00:05:54] an advisor, Shaw 

Felicity: [00:05:56] and partners.

Simon Cohen: [00:05:57] One of the advisors from your firm, actually to help me when I buy shares because it's what we do all day, every day. And I've been doing this for 12 years, 12 years of having relationships with the real estate agents. 12 years of understanding why people will take a lower offer and had a package up a deal where you can get it for cheaper if you use other of the tactics they are the reasons people should use a buyer's agent if you do it on your own. Unfortunately, you have zero competitive advantage and you are literally just going to have to be the schmuck who goes to auction and pays more than anyone else

Candice: [00:06:30] sweating when you put your hand up with an offer. Oh God, oh yeah, 

Felicity: [00:06:34] I've been through that. So you've obviously got really good relationships in the industry as well. Do you find that you've got a lot of real estate buddies that will come to you and say, Hey, I've got this, Simon. Do you have any clients that are interested?

Simon Cohen: [00:06:44] Oh, I mean, it's happening right now in my. Like old every it's like just sold this. Have you got anyone just sold that? Have you got a new one? This owner wanted five. They'll all take four and a half. Have you got any one? You know, these people want to buy this house, but they don't want to buy it unless they sell that. I mean, that is the power of what we do. 

Felicity: [00:07:02] Yeah. And I suppose a lot of people probably think, Oh, you know, buyer's agent, how much is that going to cost me? Is it worth the investment? You do believe that it is expensive for clients to get a buyer's agent or do you think that you bring a lot of value, i.e. you save them a couple $100000?

Simon Cohen: [00:07:17] I would say we save on average seven to eight times our fee. And so I think our fees are relevant. Well, I think you will cost yourself far more money doing it on your own than you will using the right buyer's agent. There are a lot of wrong ones and a lot of bright ones, but if you use the right one, which is us and others, it is the best thing you'll ever do. 

Felicity: [00:07:41] I guess that's a good lead way into another question. What what should people look for in the buyer's agent? 

Simon Cohen: [00:07:47] What? I think it's someone who's got a track record. You know, you want someone who has been around for long enough that they do have the relationships and their reputation with the real estate agents. I hear from a lot of real estate agents. Are they going to a phone call from this buyer's agent that they never heard of and they're never going to do anything to help them ride that longevity, those relationships that really help us? Right? They should look for people who have been in real estate. Yeah, right. They weren't poor salesmen three months ago, and now they're buyers agents and you're laughing at the camera. But that is unfortunately what's happening in this industry. You want people that have an understanding of real estate, a better and bigger understanding than you do, because that's what they're paying you for. Yeah. Three. You want to know that they understand how to negotiate, that they're strong, that they will fight for you and that they're not just going to push you into a property to get a fee. And for that, they're a business that is standing on its own two feet, that they're not going to be pushing you to do a deal just to keep the lights on, right? They're going to get you to buy the right property at the right price, and that doesn't come along. They'll continue to tell you it's not right until the right one comes up. And so I think those are really important things to look for. One more bear area experts. You get a little run from Vaucluse to Waterloo to a room on a Saturday. You want to find people that specialise in the area that you're looking in because that had a huge amount of value as far as relationships of markets. Market knowledge, that sort of stuff. 

Candice: [00:09:20] You've mentioned negotiation tips quite a few time. So I'm interested to hear your thoughts here, Simon, in terms of when you think you've narrowed down the property to the clients, you know, desires and wishes. What's the strategy there when it comes to the negotiation side? You kind of if you watch the show and you familiar with it, you know, everyone knows that you like to lowball the offers. Is that your strategy every time or do you just sort of tailor it? 

Simon Cohen: [00:09:42] Now I've just noticed a low ball out one, I say, I mean, you should never gives away streaks, but you know, there is no one strategy. It's about understanding why the other side, the owners are selling and trying to use that to your and. Vantage, you know, they may have bought. And they need a quick settlement. They may not have bought, and they had a long settlement. They may be getting divorced. The house may need work. There is no one strategy. And so it's very difficult to answer that question because no one answer. 

Candice: [00:10:15] Well, let me try and ask another question to get to the answer. And so those those points you mentioned, you know, are they getting divorced? Why is it a fire sale, et cetera? How do you kind of find out those clues? Is it is it knowing those 

Simon Cohen: [00:10:28] to my relationships with the ages?

Candice: [00:10:30] What if they don't give it up? 

Simon Cohen: [00:10:31] Well, they always give it up.

Felicity: [00:10:36] All right. So as you're probably buying properties for both professional investors as well as your mom and dad buyers? I mean, what do professional investors look for in their properties versus your mom and dad buyers like what do they see as important?

Simon Cohen: [00:10:49] Professional investors are more savvy in the sense that they don't get emotional, and emotion is the one thing that when you buy an investment property should be set aside. Mom and dad investors are typically more emotional. It's near the school my my kids used to go to, or it's got a tree in the backyard like our family home has. They're not the things you should look for, the things you should look for reasons why that property will continue to grow even if the market doesn't grow, whether they're infrastructural reasons, whether they're in areas close to villages and transport savvy buyers look for those sorts of things. They don't look with the heart, they look with the brain. 

Felicity: [00:11:27] And do you find most of your clients? I mean, what would be the split? Do you have a lot of mom and dad buyers, Bryce professional investors or what's your 

Simon Cohen: [00:11:33] split we got? We have everything, 

Felicity: [00:11:35] and you even got a new commercial department as well, don't you? 

Simon Cohen: [00:11:38] Yeah, I mean, it's not so new anymore, but Costco and kicked off them. There's been no no full-service commercial buys agency in this country before and and there's been a huge need for it, which has been which has been awesome. 

Candice: [00:11:51] Why is that? Why do you think Australia is lacked the commercial buyer's agent side? 

Simon Cohen: [00:11:56] I think we're just very behind. You know, we when I bought buyer's agent to to Australia in 2009, it didn't really exist either, right? I think we just very behind and I think commercial properties become a big thing now. And so people need that representation. Well, in a 

Candice: [00:12:10] moment, we're going to Deep Dive into the world of property even more and hear Simon's thoughts on the property market and where he sees it going in the next 12 months. But before we do, we're just going to take a quick break and hear from our sponsors. Probably the most important question on everyone's mind right now. Simon, I know you don't have a crystal ball. It's probably as good as my crystal ball. 

Felicity: [00:12:29] Probably a little bit better than yours. 

Candice: [00:12:32] But you are the expert on this podcast right now when it comes to all things property. So where do you see the Australian property market going in the next 12 months? 

Simon Cohen: [00:12:39] The Australian property market is broken up into different segments. Sydney is one market on its own. Sydney blue areas like the eastern suburbs is another market on its own. But if we're talking as a whole, we're looking at record low interest rates, right? We're not seeing them jump dramatically in a long time. We're seeing very low stock levels, some of the lowest we've seen in history, right? And when you look at the supply and demand model like that, you don't have to be a genius to realise that something dramatic has to happen for that to change. And I don't believe anything that dramatic is going to happen in the next 12 months. Yeah, that's your question. And so I think the market's going to stay strong and hard to buy in for the next 12 months. And so I also think market prices have reset. These are the new prices. You know, I look at semis in Bondi, which were 1.2 million and then moved to one point six million and then moved to two point three million and now a three and a half million. And whilst it seems crazy, it was never none of us ever thought they'd get there. They're just the new prices. And so we all have to get our head around where things are at. There are certainly some properties that are over inflated and other properties you don't touch. But I think the market's going to stay the way it is for the next 12 months. 

Felicity: [00:14:02] I mean, I think people have always said, you know, Sydney's so expensive, it's so expensive to buy now. And they said that 10 years ago, they even said that 20 years ago. So I think Sydney is just going to continually including, you know, in particular, the east in the North Shore, just keep increasing. 

Simon Cohen: [00:14:16] Yeah, everyone wants to live in those areas, right? And there's only a handful of properties and money so affordable. And I don't know. I mean, you guys would see it to there is just been this influx, this incredible, enormous amount of wealth over the last six months where everyone when I say everyone in out the bubble in which we live seems to have made so much money, right? And so people are cashed up and they will spend it on their house. 

Candice: [00:14:46] And it's right. And I think the latest stat is something like we're sitting on at least 20 per cent more surplus savings, you know, as a household. But then the other side of the equation is household debt is as high as it's ever been. But. Just want to circle back to one quick comment you made that you said, you know, blue chip property i.e. stuff like Sydney or anywhere CBD really of any state here in Australia is is hot and it's probably going to keep going up. So how do you kind of break down a blue chip like in the world of stock investing? We sort of say, look, a blue chip is your top 200 super liquid, got a really good yield? Balance sheet looks good. What is the characteristics for a blue chip when it comes to property investing in your opinion? 

Simon Cohen: [00:15:28] Similar, it's an area in which the most, most people want to live in. Yeah, it's the area with the highest supply and demand ratio. 

Candice: [00:15:37] Yes, a desirable suburbs, you know, good schools, good infrastructure

Simon Cohen: [00:15:42] typically close to the harbour. It's private beach or village. Yeah, right. Yeah, you look at double bay or LA as a village in the eastern suburbs. Otherwise you look at Bronte, Tamarama, Bondi as far as a beach goes, right? Otherwise it's Vaucluse Point Piper on the harbour. You know, you look at Mosman, it's got a village and Balmoral. And so it's those things that people are attracted to combined with, as you rightly said, Candice accessibility to the CBD. Yeah. Like freshwater has those things, but it's not so close to the CBD. 

Felicity: [00:16:15] No, I mean, I guess, have you seen a lot of people actually buying further away from the Sydney CBD now because of Covid? I mean, what have you what have you kind of seen? 

Simon Cohen: [00:16:26] I've seen a lot of people move out of this CBD. I'm not seeing a lot of people buy farms in the Southern Highlands, which have been buying a lot of a lot of people buying in Byron, for example, in the Central Coast. All that sort of stuff. 

Candice: [00:16:40] Yeah. Having a sea change or a trade change. 

Simon Cohen: [00:16:43] But I'm still seeing a lot of people wanting to live in the blue chip suburbs 

Candice: [00:16:47] and mainly blue chips for primary residents, would you say, or still are mixed? 

Simon Cohen: [00:16:50] Yeah, you know, I look at Brisbane Brisbane's changed dramatically like prices have skyrocketed. Everyone wants to buy blue chip suburbs in Brisbane. Our office there, you know, the demand is just insane. 

Felicity: [00:17:02] Just on that. Have you seen like a lot of increase here in Brisbane properties because obviously Brisbane didn't do very well before Covid the property prices, especially apartments. How has that changed? 

Simon Cohen: [00:17:14] Luxury houses, they are going through the roof. Brisbane's become a cosmopolitan city, I mean, a lot of people are moving there because it's more affordable and you live a single life as to what you do in Sydney, and a lot of people are making a lot more money there, and so they're spending it on houses. Never before did we see the sort of six seven, eight nine, 10 million dollar houses in Brisbane, but we're seeing heaps of them now and lots of competition on them.

Felicity: [00:17:43] And do you think properties in Brisbane are still affordable versus, say, Sydney versus Sydney? 

Simon Cohen: [00:17:49] Absolutely. 

Candice: [00:17:50] Versus Melbourne and 

Simon Cohen: [00:17:52] Brisbane three more affordable than Melbourne. But I mean, what's affordable anymore? I'd say that's a very good question. I actually don't know what is affordable. What are we consider.

Felicity: [00:18:01] the change in it, actually. It's five to six times your income in serviceability is what the banks are now going to be looking for.

Simon Cohen: [00:18:08] What's the average income at the moment? 

Candice: [00:18:11] In Australia, it's like from 50 to sort of 80. It's a pretty wide range. But if we 

Felicity: [00:18:15] did Sydney, it'd be a lot higher. 

Simon Cohen: [00:18:16] I would say, Yeah, OK, we'll call it a 100. So you're saying you buy a house for five to six hundred thousand? 

Felicity: [00:18:23] Yeah. Well, we're not going to get that in Sydney. Yeah, you can't even get an apartment, 

Candice: [00:18:26] maybe a one bedroom apartment. 

Simon Cohen: [00:18:28] Yeah. Or you're going to move out of Sydney.

Candice: [00:18:30] Yeah. And that comes back to your earlier point. You've really got to narrow down your needs and you wants and you know what is essential, whether you're buying an investment property or a main residence? What you don't want to compromise on? Yeah. Before we move on to another topic, I just wanted to hear your insights. Do you have those one on one conversations with your clients before you go in to negotiate on a property? 

Simon Cohen: [00:18:49] Absolutely. It's, you know, if you really want to live in Bondi and you've only got a certain budget while you compromise to live in an apartment 

Felicity: [00:18:58] or rent rest, right?

Simon Cohen: [00:18:59] Yeah. Or if kids and a big house and a pool super important to you, you might live in Colorado. You've got to decide what the compromises are and work with that. 

Felicity: [00:19:12] Yeah, fantastic. That's good insights. Now, the head of CBA, Matt Combe, been the largest bank here in Australia, recently stressed his concern to the federal government of the potential looming Aussie housing bubble, quoting him here. I'm increasingly concerned with the rise in house prices and household debt levels. So according to the RBA, house prices have climbed fifteen point six per cent to 26 per cent across Sydney and Melbourne over the past 12 months. Do you agree with Matt's comment? And do you think the RBA actually needs to step in here? 

Simon Cohen: [00:19:41] I mean, I work with a lot of clients who put a lot of cash in, and so I wouldn't say that they're incredibly leveraged. It is concerning if people are there leverage. I am not seeing people put in less than 20 per cent on the properties they're buying. And so I feel like if that's the case, it's OK. Where I get concerned is when people are borrowing ninety five per cent because then a small interest rate rise does change things. But, you know, I think if he's talking about the country as a whole and other areas where potentially if people lose their job or there's pay cuts and stuff like that, it is very concerning. But I can't say that I myself am seeing that. I'm seeing a lot of people with money and they're putting in at least 20 percent, 50 percent, 100 percent. And so those those don't become massive issues. 

Felicity: [00:20:39] Following on from that, what about interest rates? Do you see a hike coming anytime soon and that impacting the property market? What are your thoughts?

Simon Cohen: [00:20:46] I can only go off from what I've seen in the past and from what I understand speaking to professionals and don't see it any time soon. And if I do, I think it's small increases. I mean, I think the RBA would be crazy to to hike it up because all these concerns that we were just going over will happen and that would be good for anyone. And so I think it'll stay how it is or close to how it is for for the foreseeable future.

Candice: [00:21:12] Well, that's good for property investors when they hear you say that. And what about when you have secured the right property? What are your clients opting in for in terms of lending, you know? Is it mainly interest only at the moment or accommodation or paying? 

Simon Cohen: [00:21:26] I I think I think it really depends on the client and their accountant

Candice: [00:21:30] and whatever advice and structure they're in, right?

Simon Cohen: [00:21:32] Yeah. And I think it's if it's an investment property, you know, a lot of people doing interest only, I think if it's a primary residence, it's paying I it also depends on how leveraged they are, OK? 

Felicity: [00:21:43] All of our listeners are probably wondering what should they really be looking for when buying a property? Do you have any hot tips for us? I mean, if you're a first home buyer, what should you really be looking at or your first investment property? 

Simon Cohen: [00:21:54] Look for something that's unique. You know, don't go and buy the standard two bedroom apartment in a block of two hundred, an area where they're six hundred apartments and every time you want to rent, there's 12 others in the building for Ren and when you want to sell, they'll be 12 hours in the building. Look for something in a desirable area, in a desirable building that people are going to want to rent, or people are going to want to buy and look for the fundamentals of balcony, easy access, walk to a cafe or shops. These are the things that that are always going to make it attractive to people. Yeah. Cookie cutter. What's unique about it? I guess it's like looking for a partner you want. You want something unique, right? 

Felicity: [00:22:41] Not a cookie cutter partner, 

Candice: [00:22:43] but someone who can make cookies. 

Simon Cohen: [00:22:47] Or at least you could walk to somewhere with sales. Great. 

Candice: [00:22:50] True. True. Yeah. So I'm taking you to do the cooking at home then. 

Simon Cohen: [00:22:53] No, I bought the place. I mean, three and a half years ago, I got it it and everything's brand new in my ovens and everything still have all the manuals in them. My my oven is actually still in German and I just bought a new house, which I'm about to completely renovate. And so my aim is to to never use any of this stuff before I give out. So no, I don't do the cooking. I live in Elizabeth Bay. So yeah, there's there's a lot of restaurants and delivery options near, and 

Candice: [00:23:23] soon you'll be able to go into those cafes and restaurants, which is exciting.

Simon Cohen: [00:23:26] Yeah, exactly.

Candice: [00:23:27] So you're obviously looking to renovate soon. So what about any renovation tips or insights into that side of the world when you think of buying a property? 

Simon Cohen: [00:23:36] I mean, I renovate a lot, and I think the biggest mistake people make is sometimes they renovate too much to their own taste. You want to renovate to a taste where it's going to appeal to the broader market and renovate to the style and demographic of the area in which you live. The place I'm doing will be a very New York style renovation, and that's in Potts Point. You would never do that in Bronte. Right? Yeah. What do you do? A very Hamptons beach style. And so I think sometimes, you know, unless you're building a 10 plus million dollar house, sometimes people, you know, we had that marble floating from here and these walls were had like all stuff that you can't see. And so it's just not worth putting into those sort of places. Do you know what I mean? 

Candice: [00:24:23] It's really hard to separate the emotion when it comes to, you know, buying a primary residence and potentially thinking about renovating. So you've mentioned, you know, let the best strategies out there is to take the emotion out of it. But walk us through, I guess, for someone who is thinking of buying a property, maybe their first or their 10th. What are those little key tips to just try and remove those emotions as much as you can? 

Simon Cohen: [00:24:47] I tell people write down a list and on that list, write down all the must haves. Yep. And make sure you take those off. Otherwise, don't buy it.

Felicity: [00:24:56] Your non-negotiables. 

Candice: [00:24:57] So if any of our listeners out there go out there and take Simon's advice, write down these non-negotiables. Make your list. Click Go over it a couple of times. 

Simon Cohen: [00:25:05] When you stay in the property, say, Can I walk to a cafe? Is there a balcony to sit on? Is there parking or street parking? And if you're not taking these off, but you're falling in love because they've got a beautiful bathroom, which anyone can do 

Felicity: [00:25:22] could staging is big, right, Simon?

Simon Cohen: [00:25:24] Like with ugliest property, you can find if the fundamentals tick the boxes because paint and carpet or floorboards check, take a property one hundred and fifty thousand dollars for $15000, and that's what people don't realise.

Felicity: [00:25:41] I think that's what we wanted to hear. This is the number one tip. Do that. So to wrap up, we've got one very, very important question. Simon Coffee, tea or tequila

Simon Cohen: [00:25:51] or coffee 

Felicity: [00:25:53] doubleshot da 

Simon Cohen: [00:25:55] da. No, no, no. We've got to stagger it. 

Felicity: [00:26:00] Is that right? Well, if you'd like to get in contact with either Candice or I can find out more about Cohen Handler. What are the details? 

Simon Cohen: [00:26:06] Cohen Handler dot com or Simon Cohen, 84, on Instagram. 

Candice: [00:26:11] And if you haven't yet, go in and binge on Amazon Prime Luxe listing to see all of Simon's wisdom and negotiation skills. And finally, come and follow us on Instagram, send us an email or let us know your thoughts and feedback on this particular podcast. 

Felicity: [00:26:27] All right, until next time, Shalom. 

Candice: [00:26:30] Thanks, Simon. Great. Wow. I really enjoyed that chat with Simon just now. He's tips when it comes to removing the emotional aspect from property investing that really spoke to me as I definitely fell in love and was a victim when he was talking about, you know, when you look at certain parts of the renovation, don't fall in love with it. I definitely did that and I wasn't thinking about the future buyer's perspective. Also, his hot tip about asking yourself. When you're standing in that property inspecting it, you know, can I walk to the local shops from here? Is this place ticking on my boxes? Like he said, don't compromise on your non-negotiables. That was a really good tip. I thought, Yeah, 

Felicity: [00:27:09] I thought so as well. You know, you've really got to look past the point of renovations like, he said, buy the worst house in the best street. So it's good to know that we're on the same page as one of the best buyer's agents in Australia, maybe even the world. I also like how we compared our value proposition as financial advisors that you need to speak with a professional to get the inside deals. You know, the off market property purchase like we get the hot pre-IPO is in IPOs, right? I think that's it for today's episode. Remember to follow our Instagram for the daily market updates before the Open and the Lateline. Our handle is at Talk Money to Me podcast 

Candice: [00:27:45] and talk money to me. We'll be back in your ear next week with our next order pad episode. So in honour of Simon, Shalom.