7 Proven Steps To Property Investment1

Real Estate For Success
7 Proven Steps to
Property Investing
How to Make
$90,000 per Year
EVERY YEAR For
Life!
SANG DUONG
Please feel free to share this book with your family, friends or anyone who you think
would benefit from its contents.
The author and publisher accept no responsibility for the result of or any actions
taken by readers of this book relating to the information contained within. Before
embarking on any property investment, specialist professional advice should be
sought to ensure you are happy that the course of investment action suggested is
appropriate to your own personal situation.
The reproduction of or modifications to this book are strictly forbidden without the
express permission of Sang Duong.
Disclaimer:
Sang Duong provides the information contained within this book in good faith. It is no
substitute for professional advice that the individual needs to take from professionals
such as accountants, financiers, lawyers and other such professionals used in the
field of property investment. Sang Duong is not giving advice in any of these
respects. The information provided in this book is merely for information purposes
only. Individuals must do their own research and due diligence to ensure the best fit
with their own financial situation and circumstances.
The information contained herein is based on Sang Duongs own personal opinions
and experience of property investment. Sang Duong cannot be held responsible for
any loss or damage resulting from any actions taken directly or indirectly as a result
of reading this information.
www.realestateforsuccess.com
Page 2
Table of Contents
Introduction
Step 1 - Goals
- Start with the end in mind
- ABS statistics
Step 2 - Overcoming Your Biggest Obstacles

- Obstacle #1: Fear of interest rate rises
- Obstacle #2: Fear of having no tenant
- Obstacle #3: Fear of property prices going down
- Obstacle #4: Fear of job loss
- Obstacle #5: Confusion over what to do
Step 3 - Property Trends over the last 80 years in Australia

- Property graph
- Fundamentals of property investment
- How to select peak performance suburbs
- Top Melbourne hot spots for property investing
Step 4 - Build Your Dream Team

- The most important people you need to know
- Property conveyancer/ solicitor
- Accountant
- Financier
- Property investment advisor
Step 5 - Can You Afford to Invest?

- What are the costs of property investment?
- Should you buy old or brand new off the plan?
Step 6 - How to Build a Multi-Million Dollar Property Portfolio

- Formula for success
- How to achieve an income of at least $90,000 per year for life
Step 7 - Take Action

- The three biggest reasons most people dont invest
- Introducing my 7 Proven Steps to Property Investing How to Make
$90,000 per Year EVERY YEAR For Life! coaching program
Page 3
Introduction
If you are someone who wants to become financially independent and truly live your
own life, then read on because I can guarantee that reading this book will be the
smartest thing that youve done today and maybe even in your whole life.
My name is Sang Duong. Youve probably never heard of me before. In fact if you
passed me on the street you wouldnt look twice, and you certainly wouldnt say to
yourself, There goes a guy who accumulated a multi-millionaire dollar property
portfolio in less than 4 years starting from scratch.
Well, this is exactly what Ive done and Im here right now to share with you the
secrets of my success. Through what Im going to teach you, you will be able to start
your own property investment portfolio with the help of a successful investor. You
just need to learn HOW and then to APPLY IT.
But before I tell you about how you can do just as I have done, Id like to tell you a
little bit more about what I have achieved
I have helped many clients build a million dollar and even multi-million
dollar property investment portfolio.
I have many successful clients throughout Melbourne.
I have presented my proven system to hundreds of people around
Melbourne.
In this wealth creation strategy, I will let you in on the secrets to my success of how I
accumulated a multi-million property portfolio in less than 4 years.
So! Youre probably wondering how you can achieve a passive income with
properties. In this book, Ill show you how many properties you need to have, and
then how they can generate for you an income of at least $90,000 a year, year in
year out for the rest of your life, giving you an income regardless of where you are
and what youre doing.
Im going to show you exactly how Ive done it and how many others have done it
following my program. Mine is a PROVEN plan that REALLY WORKS!
Imagine
If you could earn over $90,000 income a year through property investment
How much would your lifestyle change?
Sitting beside your partner with your kids playing on the beach in Hawaii
Wouldnt it be great to finally have this sort of financial freedom and a
millionaire lifestyle?
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Using what I know, you too can have this lifestyle anywhere in the world.
So, if youve ever dreamed of
sailing the Spirit of Tasmania
climbing the Great Wall of China
spending New Years Eve in Paris
shopping in New York

while all the time earning rental income from your property, then you need to read
on
This is NOT a get-rich-quick scheme. If you want to become a millionaire in 2 years
or less, then this is not for you. If you want a passive income of $90,000 in 2 years or
less, this is not for you. To achieve $90,000 passive income per year takes about 1014 years.
To build a multi-million dollar property portfolio takes time and depends on your
financial situation. Property investment is a long-term strategy.
Contained in this book is a proven method that I have applied. My past mentors who
have over 30 properties and have built a multi-million dollar property portfolio Using
it, Ive helped many clients, family members and colleagues.
My Story: From broke to building a multi-million dollar property portfolio
About 6 years ago, I started with an empty hand and drove a Hyundai car worth
$500. I had no property investment knowledge and no financial knowledge, and even
worse, I had no idea about creating true wealth. But it was my dream to become
financially independent. What that meant to me was to live the lifestyle that I wanted,
to drive a nice car, to go on holiday as often as I wanted and to escape the rat
race.
Have you ever wondered why there are some people who start with nothing and
manage to become millionaires, while others, who seem much more intelligent and
often have a higher education, never achieve financial success and have to work
hard and struggle? What is the difference between those who succeed and those
who dont? I began searching for an answer
In 2002, I graduated with a Bachelor of Computer Science from Melbourne
University. Then, after graduating, I worked in the IT industry for about two years. I
then joined the property investment industry and became very passionate about it.
From my mentors, I learned the inside secrets to building a multi-million property
portfolio starting from scratch, and from it how to live the lifestyle of your dreams.
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So, now I am a successful property investor. Ive built a multi-millionaire property

portfolio and I drive my dream car BMW. And I can help you to do the same.
Some tips on how to create wealth:
1. Wealthy people dont just work for their money; they make their money work
hard for them by investing, whereas the average person works hard for their
money.
2. You dont have to be wealthy to invest, but you have to invest to become
wealthy.
3. Wealthy people pay minimum tax, while average people pay tax in full
One of my goals of giving back to the community is to help people like you to
become successful. Some of the clients that I have helped have 1 to 4 properties,
and others have 7 properties or more.
Here are a few words from some of the people that I have helped:
Sang has now helped me increase my portfolio from 2 to 7 properties over 3
years
Once again, Sang has been excellent in sourcing another quality investment
property for my portfolio. As always, he is patient, and understanding, and will
answer all your questions without hesitation.
He has in depth knowledge of the locality and benefits of the property he
recommends, and the fact that he practises what he preaches gives me further
confidence in investing in his products.
Sang has now helped me increase my portfolio from 2 to 7 properties over 3
years. It would be unachievable without his guidance.
I highly recommend him to anyone looking at purchasing a quality investment
property.
Steven Luu, Melbourne, Victoria
I helped Dean with 2 properties in one year:
Upon years of researching the property market in sight of creating a better financial
future for myself, I found myself feeling very overwhelmed. I had a goal but it wasnt
until I discussed my visions with Sang that I found myself feeling confident in the
direction I am now pursuing. Sangs professionalism, integrity and service he
provided was first rate and I have no hesitation in recommending Sang to anyone
who is looking to invest. I would like to thank Sang for sharing his advice and
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insightful information, enabling me to make my dreams a reality. I look forward to

continuing to work with Sang in the coming future.
Dean Wagner, Southbank, Melbourne
So why did I write this ebook?
to show you the right steps to get started

to help you avoid costly mistakes that could cost you tens of thousands of
dollars
to help you become a successful property investor
to show you the 7 steps to building a multi-million dollar property portfolio
using proven strategies implemented by successful property investors
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Step 1: Goals
Your goals are achievable if:
you have a burning desire

a vehicle
a definite plan
an end date
a mentor/coach
You need a clear goal

Just having a goal of wanting to be rich for example is not enough. You need to be
specific. For example: Your goal could be to have a beautiful car, of a certain year, a
certain colour, that costs X amount, and when you want to have it by, etc. The
clearer your goal, the easier it will be for you to achieve it. You must first visualise
and crystallise your goal, and then work to materialise it.
Start with the end in mind

What are your goals? When would you like to work until? When would you like to
retire, how much do you want your retirement income to be? If you had all the money
and time in the world, what would you like to do? Where would you like to travel?
Once you know exactly what you want, start planning today what you are going to do
to achieve it and what vehicles you going to use.
Firstly lets look at why you need to invest...
The truth may shock you! Lets look at where most of us are going in our lives...
Take any hundred people at the start of their working careers at the age of 25. Then,
fast forward 40 years until theyve reached the age of 65. This is what happened to
them; here are the facts:
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ABS* Statistics
1% are wealthy
4% are financially independent (and
about 80% of these people achieved it
by investing in properties)
5% will continue to work, not
because they want to, but because
they have to!
36% will not be on the earth any
more for many reasons
54% will be broke relying on
government welfare or even charitable
contributions, etc.
They are shocking statistics, dont you think?
*ABS is the Australian Bureau of Statistics
So, you can see that 95% of people, at the age of 65 and after working for 40 years
of their life, are either on a state pension, dead, broke or still working. Only 5% of
people at this point have become financially successful.
Do you want to be in the 95% who are not financially successful or in the top
5% who are financially independent?
So, step one: Know what you want and why you need to invest.
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Step 2: Overcoming your biggest obstacles

Obstacle #1: Fear of interest rate rises
Think of interest rates as a switch that controls the economy. When the economy is
doing very well, interest rates increase to slow it down. When the economy is not
doing so well, interest rates decrease to stimulate the economy to grow.
When interest rates increase, property prices may stabilise, dropping just a little or
going up slightly, depending on the location. In locations where there is high
demand, the property market will still do very well because property prices are driven
by supply and demand. These are the locations you should be targeting. When
interest rates increase, more people rent. This, in turn, increases the rental value of
the property. You wont see this immediately as you need to wait for your lease to
finish, but then you can increase it. Also, when interest rates increase, it may cost
you more to service the property but you can also get a bigger tax saving.
So, as an investor when interest rates increase, you can get higher rent and a bigger
tax saving. If you invest in a high demand location - you win.
When interest rates decrease, more people buy and this drives the property price up.
You win.
Property investment is a long term project of at least 10 years. During these 10
years, interest rates go up and down - its part of the economy. As an investor
however, you win whether interest rates increase or decrease. This is because
historically property prices double in 7-10 years so, you win.
Another sound piece of advice is to have a financial buffer so that youre not living on
bread and butter the whole time or that you have to sell your property. Personally, I
have a 1.5 year cash buffer.
So, if interest rates go up to say 8% or 9%, I have enough money to cover my cost of
living and still to live a comfortable lifestyle.
Obstacle #2: Fear of having no tenant
Recognise that property is a need. Everyone needs a place to live in, and so the
demand is always there.
I never have a problem renting out my property. For example I own a house 22km
from the city that is always rented out within a week despite others questioning who
would rent a property so far from the city.
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If you want your property to rent out quickly, purchase a property that is close to
shopping centres, schools, public transport, the freeway, and is close to amenities
and facilities.
Some locations may take 3 weeks to rent out, other locations where there is high
demand for rental properties may only take a week.
Normally residential property takes about 2 - 4 weeks to be rented out. However,
make sure you have a financial buffer to cover yourself if there is no tenant for up to
8 weeks. This will give you peace of mind when investing.
Obstacle #3: Fear of property prices going down
Historically, property prices in Australia have doubled every 7 to 10 years for the last
80 years. In 7-10 years, property has a cycle - it goes up, it stabilises, it may go
down a little, and then it goes back up. In 7-10 years, it doubles, with a rise of, on
average, 10% a year. So invest with the end in mind, its for the long term. If prices
go down a little, dont freak out, you wont lose money if you dont sell.
Do you know anyone who bought a property 5 or 10 years ago? How much did they
purchase it for? How much is it worth today? I will bet they all went up in value.
When you invest, time works for you, and when you dont invest, time works against
you.
Obstacle #4: Fear of job loss
If you were renting or owning a house and you lost your job, what would you do?
You would need to find another job.
If you own an investment property and you lost your job, what would you do? You
would find another job.
But if you own an investment property, you have a second option in that you could
sell your investment property to give you some cash.
Have a financial buffer. If you lose your job, you will have money to live on until you
find a job, so you dont have to stress out.
Obstacle #5: Confusion over what to do
You talk to family, to friends and to other people. You read the newspaper. Everyone
is giving you different advice. Youre confused; you dont know what to do. Youre
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sick and tired of working hard and its not getting you anywhere. You want to achieve
financial security so you can live the lifestyle you dream about.
So what DO you do?
Ask yourself this question: Are the people giving you the advice really qualified to
help you? Do they themselves have the result that you want? If they havent, how
can they help you?
Think back to your dreams and to how you can start to realise them
Seek the help of a property investment expert who has already achieved the result
you want and ask them for advice.
None of these fears listed in this chapter should prevent you from investing in
property. I would say your biggest fear should be of you turning 65 years old and
realising you are on a pension of $240 a week. How would that make you feel? And
then you look back and regret you didnt do anything about it. But by then, its too
late.
Its this fear that should drive you to investing in property.
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Step 3: Property Trends over the Last 80 years in Australia
In Australia, property prices over the last 80 years have doubled every 7-10 years. If
a property is in a well located area, it may double in 7 years or even earlier. In a 7-10
year property cycle, the price doesnt go up 10% every year. The price goes up, it
stabilises, it may fall a little, then it goes up again, and in 7-10 years it doubles. On
average it increases by about 10% a year. People have a tendency to buy when the
market rises, in which case they may have to pay more than when the market is low.
Would you prefer to pay more after the price has increased or less when its low?
When property prices stabilise or decrease a little, some people freak out and sell
their investment property and get out of the market. In a rising market, some wait for
the market to go down to buy. Then, when the market goes down, they wait for it to
start rising again to buy, but in doing so they never actually get in and they miss the
boat.
My best advice is that property prices double every 7-10 years. Buy a property when
you can financially afford it and wait for 7-10 years for it to double - dont speculate.
The earlier you buy your first one, the earlier you can invest in the second one.
Some people ask me when is the best time to buy. The best time to buy was
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yesterday, five years ago, or ten years ago. The future may never come, so the only
time you have is now.
When you invest, stick to the fundamentals of property investment. Its these
fundamental principles that drive property prices up.
Fundamentals of property investment

1. Population
Does the population increase or decrease in the city you live in?
The population in Melbourne continues to increase, so this puts pressure on demand
and therefore drives property prices up.
2. Land
Is land readily available?
Shortage of land + strong demand = increase in land prices
3. Material costs
Do you think that buying the materials to build a house in 2 years time will be
cheaper or more expensive than today?
In time, its going to cost more to build using the same materials.
4. Labour costs
Do you get paid less than last year?
The restaurant charges you more every year doesnt it?
In the same way, labour costs increase every year, usually in line with CPI.
So if the population increases, there is a shortage of land, costs of materials go up
and labour costs go up, property prices have to go up in the long term.
Stick to these fundamentals. Its the law of supply and demand. And remember invest for the long term.
How to select peak performance suburbs

Price and rents
Target locations people can afford, so that when you sell your property, there will be
people who can afford to buy.
If you invest in an expensive property of say $800k, when you want to sell it, there is
then only a smaller market that can afford to buy it.
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The ideal price range to target for investments is between $350,000 and $600,000.
The market rent for a house in that price range is between 4.5% - 5% p.a., and for
apartments its between 4.5% - 6% p.a. These are high growth suburbs that on
average give 10% capital growth a year.
Rural area locations can return 8 - 10% rental yield, but these locations give very
little capital growth. In rural locations, it can take a very long time to find a tenant and
the property may be old and may need lots of maintenance.
Quality
Always go for a good quality property, because quality lasts. A poor quality property
will only cause you trouble later on having to fix a leaking roof, repair broken
plumbing, fix bad electrics, the list goes on
In terms of quality, you get what you pay for. Dont pay less for a cheaper property
thats not in good shape, its a false economy. Pay a little bit more to get good
quality.
Transportation
Look for property close to public transport, trams, trains or buses.
Demographics
Some of the property factors you should consider include:
-
Population growth & tenant demand

Employment centre type - blue collar and/or white collar
Household structure - single, couples, couples with children
Facilities and amenities

Look for a location with an abundance of schools, shopping centres, employment,
parks, medical centres, recreational facilities etc.
X-Factor!!!
An X-factor is a huge infrastructure development that causes property prices in that
area, or near-by areas, to increase in value. Some X-factors include: a new freeway,
a new shopping centre, a new rail line, or a new marina for example.
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Top Melbourne hot spots for property investing

Two ideal areas to invest in are:
First ideal locations: Apartments within 5 km to Melbourne CBD
Houses within 5km to the CBD are very expensive to invest in. In some locations the
houses may be worth $800,000 or even $1.2m. So that leaves only apartments that
are affordable to invest in which go from about $380,000.
The suburbs close to the CBD are in high demand for living/renting. Many people
want to stay close to the CBD, their employment, hospitals and all other amenities
and facilities. This makes these locations very easy to rent out and the rent therefore
can also be high. The types of tenant attracted to apartments in these areas are
professional couples or individuals that like to rent close to work.
University students also love to rent in these locations. There are 2 major universities
within Melbourne CBD: Melbourne University and RMIT University.
Second ideal locations: Affordable house and land packages in Melbourne
growth corridor
Apart from affordable apartments close to the CBD, other great locations to invest in
are in Melbourne growth corridors like the city of Wyndham located in Melbourne
West, which includes suburbs such as Point Cook, Tarneit, Truganina, Werribee,
and Wyndham Vale. An area like Point Cook is only 20 km away from the CBD, and
only 20 minutes drive to Melbourne CBD off peak. Its got shopping centres,
employment, private schools, hospitals, Melbourne Uni, and the Victorian Uni of
Technology. Apart from being close to the CBD, its got the most affordable house
and land packages in Melbourne ranging from about $350,000 $490,000. Since
2001 it has been the second fastest growing municipality in Melbourne with a
population increase of 69,432. In 2009 2010, it was Australias fastest growing
municipality with a population increase of 12,604. (Source: Citys Population
Explosion, The Age, Friday, April 1, 2011)
Other growth corridors are in the northwest Council of Melton, which includes
suburbs like Caroline Springs and Melton. In the north, there are areas like
Craigieburn. In the southeast, there are the city of Casey suburbs like Pakenham.
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Step 4: Build Your Dream Team

All successful investors have a team that helps them to build a multi-million dollar
property portfolio. This is a vital ingredient to their success.
The first person you should have in your team is the right solicitor.
Property Solicitor/Conveyancer
These are the criteria to select the right solicitor:
1. Has investment property themselves
2. Has a positive mindset
3. Must be very experienced with property contracts and off the plan contracts
The wrong solicitor will usually advise you not to invest and tell you bad things about
property. This will scare you away from investing. If you want to succeed as a
property investor, get a good solicitor who is empathetic to your needs. They should
encourage you to invest instead of discouraging you.
My solicitor fits all of the criteria above.
Accountant
These are the criteria to select the right accountant:
1. Has a positive mindset
2. Has investment property themselves
3. Specialises in property investment - they will know what to claim for
depreciation to maximise tax benefit
Financier
These are the criteria to select the right financier:
1. Preferably owns multiple investment properties.
Theyve done it themselves or they have helped others to get finance for
multiple investment properties, so they can help you to structure the
appropriate loan.
The financier should analyse the client situation first before recommending the
type of finance.
Dont put all of your properties in one bank. Each property should be put in a
different bank. Dont put all your eggs in one basket.
2. Sets up your loan correctly so that it sets you up for your next investment
property.
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Maximises your borrowing capacity.

Saves you money.
There are over 20 banks around. Some banks inevitably offer better deals
than others. A mortgage broker has access to more than 20 banks. They
know what deals each bank is offering, so they can select the best bank for
you e.g. a 0.2% difference in interest can save you thousands of dollars over
the period of a few years.
And last, but by no means least, the final member of your team should be a good
property investment advisor.
Property investment advisor
These are the criteria to select the right property investment advisor:
1. Must have a multi-million dollar property portfolio
If they have 0, 1 or 2 investment properties, obviously they havent got the
result that you want so how will they be able to help you?
2. Must keep up to date with property trends
3. Must know where the property hotspots are
4. Provides facts and figures
5. Looks after your best interests
6. Is there with you for the long term
7. Guides you in the right direction
8. Must encourage you and coach you to invest
I have all of these people in my team and they work together with me to help to build
me a strong property portfolio.
You can be the best in your profession e.g. a doctor or an accountant, but if you try
investing on your own through trial and error, you may make costly mistakes. Some
mistakes that can easily be made in this way include:
buying in the wrong location

buying the wrong type of property that is not the best fit for your financial
situation
buying a property and then finding out you cant afford it
not buying the right mix of property
putting all of your eggs into one basket
You can minimise all of these costly mistakes by having the right team at the outset.
Let your dream team fast track your success and make you wealthy. All the best
athletes in the world such as tennis players and football teams have coaches - its
wise for you to do the same. There are some people that make many mistakes
through trial and error with property investments and then go on to eventually
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become successful, BUT this can be very painful and cost the individual a lot of
wasted time and money in the process.
I am certain that, if you ask these individuals about their experience, they will tell you
to avoid reinventing the wheel and to learn from someone who already has the
experience and result that you want.
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Step 5: Can You Afford to Invest?

What are the costs of property investment?
For a residential property the bank lends you up to 90%. For every dollar you put in
the bank lends you $9. Why would the bank lend you so much money? Because
they see it as a low risk investment.
When you invest you need a minimum deposit of 10%. The other main costs include
stamp duty, solicitors fees, and bank application fees.
Lets take, for example, a $400,000 property in Victoria.
Assume the land price is $200,000 and the build price is $200,000. You will need to
pay a 10% deposit of the value of the property which comes to $40,000.
If its an off the plan house and land package, you only pay stamp duty on the land
which is about $7,660. Off the plan house and land packages mean there is a vacant
block of land and the builder builds a new house on it.
If its a property thats already been built, you pay full stamp duty on the value of the
property. So, on a $400,000 property, the stamp duty amount is about $19,660.
Solicitors fees are about $700, depending on your solicitor.
Mortgage insurance: If you borrow above 80% you have to pay mortgage insurance,
but most banks also lend you this amount.
There is also a bank application fee of around $600.
So, the total money you need is:
off the plan house and land package = $48,960
existing property = $60,960
If you havent got enough savings, then heres what you can do:
1. You can start up a joint venture with a family member or friends to come up
with the deposit
2. If you have owned an existing property for at least 2-3 years, your property
will probably have grown in value and you may have some equity in it. You
can then refinance this property and get the deposit for an investment
property this way. Most people use this method.
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Should you buy old or brand new off the plan?

If you buy a brand new, off the plan property, then apart from saving on the stamp
duty, you get maximum tax benefits. You can claim for depreciation on all the fixtures
and fittings inside the house, and within about 5 years you can claim back 100%.
Plus you can also claim 2.5% tax back on the building cost every year for 40 years.
So, buying brand new means you can claim the maximum tax benefits. You also get
a 6 year structural guarantee and being brand new you have very little or no
maintenance. Also You can rent it easier and quicker compare to an old property.
If you buy an existing older property, apart from paying full stamp duty, you can
depreciate very little. If the building is over 5 years old, you cannot depreciate the
fixtures and fittings, you can only depreciate the building component. As such, you
get less tax benefit.
If you are paying lots of tax and you want to claim back maximum tax, then an off the
plan brand new property would be ideal for you. In addition, if you havent got much
money for the full stamp duty, then an off the plan property would be better for you
too as you pay minimum stamp duty.
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Step 6: How to Build a Multi-Million Dollar Property Portfolio
Formula for success

Over 6 years ago, my mentors showed me the formula for success to building a
multi-million dollar property portfolio and how to achieve a retirement income of over
$100,000 p.a. in 10 - 14 years.
Heres the reality. No one likes to go into debt! How many people have $400k cash
to buy a property? Or how long would it take you to save 400k? It would take forever
wouldnt it!!!
But if you dont borrow money, how are you going to invest? Property investment is
about using other peoples money to make you money.
There are two types of debt. Good debt and bad debt.
Bad debt is when you borrow money to buy a car, a boat or an LCD TV - something
that goes down in value. So avoid bad debt as much as you can.
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Good debt is when you borrow money from a bank to buy an asset or property something that goes up in value and will also give you an income. The bank is happy
to lend you money for a residential property because they know its safe.
At the outset, I was very scared of getting into debt, but now, Im glad that Ive got a
lot of good debt. My investments increases in value and gives me an income - and I
sleep well because Ive got security.
How to achieve an income of at least $90,000 per year for life

Please refer to the formula of success diagram on the previous page.
Today You start with your 1st investment property
Assume your first investment property is $400k. You can put in a 10% deposit or use
your existing property as security for you to borrow 100%. In this exercise, assume
you borrow 100%. You will have some costs like stamp duty, solicitors fees, and
bank fees etc. I havent included those fees in this exercise; I just want to show you
the concept. Once you understand the concept then you will understand how it
works.
In this exercise lets assume you buy 1 property every 3.5 years. You could however,
if your finance is strong enough, buy 1 property every year or every 2 years.
So you start with your first property purchase - your asset is $400k, your loan
amount is $400k and your net worth or equity is $0.
3.5 years later You buy your second investment property
Assume, as we can by looking at historical trends, that a well located propertys
value doubles in 7 years (an increase of 100%). In 3.5 years therefore, your first
property will have appreciated in value by 50% and so its now worth $600k. You
have made $200k in capital growth. Ask yourself, can you really save $200k in 3.5
years?
You continue and you purchase your second property which may be worth $600k,
depending on your financial situation. So now you have 2 properties each worth
$600k that gives you a total asset worth of $1.2m. You borrowed $400k for your first
property and $600k for your second property and so your loan amount is $1m.
But, how exactly do you purchase your second property? Well, you can use your first
property as security to borrow 100% for the second property or you can refinance
your first property to take out a 10% deposit for your second property.
Page 23
7 years later You buy your third investment property

Your first property has doubled in value, your second property has appreciated by
50% and you have made $600k in capital growth. How many people could save
$600k in 7 years?
You continue and purchase your third property by refinancing one of your properties
to get a 10% deposit for your third investment. Now you have 3 properties each
worth $800k - that gives you an asset of $2.4m, and your loan amount is $1.8m.
10.5 years later You buy your fourth investment property
You purchase your fourth investment property. Now you have 4 properties each
worth $1.2m. This gives you an asset of $4.8m, your loan amount is $3m and you
have made $1.8m in capital growth. Just think about it - if you hadnt invested in
property like this, could you have saved $1.8m in 10.5 years? Or what else could you
have done to give you $1.8m? Now you play the waiting game.
14 years later You retire
At this point, your loan amount is still $3m because you havent borrowed any more
money. Your assets are worth $6.4m, and you have made $3.4m in capital growth.
You have become a net worth multi-millionaire over the space of 14 years. Now you
can quit your job or work when you want to and live the lifestyle that you dream of.
If you dont pursue this avenue of property investing, what else are you going to do
to secure your future?
Now that you have your multi-million dollar property portfolio, what options are open
to you?
First option: You can live off the positive cashflow and keep the 4 properties, letting
your portfolio continue to grow in value for you.
Second option: You can get rid of your debt by selling two of your properties. There
will be fees to pay from the sales including capital gains tax and agents fees, but I
havent included them in this exercise as I just want to show you the concept.
You are then left with two properties which are paid off, worth $3.2m. Your rental
return on these properties would be around 5 - 6% p.a. On a 5% rental figure on two
properties worth $3.2m, that gives you a rental income of $160,000 a year in passive
income, year in year out for the rest of your life.
Page 24
Ok, lets assume the worst case scenario Lets slash the income by $70,000,
leaving you with $90,000 p.a. passive income. Would you still be happy on a
$90,000 passive income in a worst case scenario?
If you dont invest in property, could you save $3.2m in 14 years? That is equal to
$228,000 per year!!!
Imagine the lifestyle that awaits you in 10 14 years time. You can holiday at will for
the whole twelve months - one month in China, one month in Singapore and the next
month in another location. And the rental income keeps on coming into your bank
account month after month. You can work the hours you want but its a choice not a
necessity. You can do the things you love to do. Youre happy, your wife is happy,
your children are happy. Isnt this what life is all about? You have become one of the
top 5% of the population who have achieved financial freedom.
Page 25
Step 7: Take Action

The three biggest reasons most people dont invest
No. 1 Risk
No one really likes to take risks, apart from extreme sports people perhaps, but even
from the moment you were born, your life involves taking risks. When you drive a
car, there is a risk of a car accident. When you walk across the street, there is a risk
of getting knocked down and injured. In both cases however these risks must be
taken so that you can reach your destination. In order to minimise the risks of getting
physically hurt though, we take certain precautionary measures: When you drive a
car, you make sure you pay close attention to the road and other road users, and
before you cross the road, you look to see if its safe for you to walk.
In everything we do and must do, there is an element of risk. Its the same with
investment. The key is to be risk aware, not risk averse. When you invest there are
risks, but investing is all about analysing, controlling, managing and minimising the
risks. All successful business people and investors in the world do exactly this and
then they take the risk. Other less successful people avoid risk...
No. 2 Fear
Everyone has fear. When I invested in my first property, I saved up a 10% deposit to
purchase an off the plan apartment in Brisbane. I was really quite scared, wondering
Is this the right thing to do?, What if I cant find a tenant?, and, What if the
property price goes down? I spoke to my family who advised me not to go into debt
because it was risky. I spoke to some of my friends who told me not to invest and
wondered why I even wanted to invest. They were all scaring me off investing. But
my mind kept on saying to me If you dont invest then whos going to be responsible
for your future in 10 years time? And when you dont have that future in 10 years
time, will you blame your friends or all those people that told you not to invest?, and,
Will I be happy with the result in 10 years if I dont invest?
I didnt want to be in the rat race forever... So, on one hand I had negative advice
from all my friends and family who told me not to invest, and on the other hand I had
my own positive advice to myself which said I needed to do it so that I would be
better off in the future. Luckily I was in a work environment where many of my
colleagues owned multiple investment properties and my mentors owned 30 plus
properties. They all encouraged me and eventually I overcame my fear and I did it.
If you are in this same situation where you are receiving conflicting advice and you
are not sure as to what to do, speak to people who have a multiple property portfolio.
Page 26
They will all originally have been through the same dilemma and will be able to help
you and to give you sound advice from their own personal experience.
Overcome your fear of taking risks and just do it.
No. 3 Lack of action

If youre not happy with what youve got, then you need to change.
Look at what you have today. If you are happy with the car you have, the house you
live in, the amount of money you have, the amount of time you have with your family
and the lifestyle you desire, then there is no need for change.
However, if you are not happy with what you have at the moment and you want
something more or different, then you have to do something to change it. If you are
going to continue to do the same things that you did 3, 5 or 10 years ago, then in 3,
5, 10 or even 20 years time, you are going to have the same result.
If you want to have different result then you need to start doing things differently
today. Changing the way you think results in changing the kind of action you take,
and when you take different action you get different results. If you want to invest in
property to create wealth and improve your lifestyle in the future, then you need to
take action.
"You see, in life, lots of people know what to do, but few people actually
do what they know. Knowing is not enough! You must take action."
Anthony Robbins
Page 27
Introducing my
7 Proven Steps to Property Investing How to Make $90,000 per
Year EVERY YEAR For Life!
Coaching program
My helping hand to property investors.
Now that I am well on my way to my own early retirement, I want to share the
property investment knowledge I have gained to help others to secure their own
financial freedom.
Why am I doing this? Property investment is my chosen profession and until I retire
(in the not-too-distant future) this is my job! I have my own property investments
ticking along earning me money and so now I want to use my time doing the job I
love to help others learn a better and easier way to retire early and to receive a large
steady income when they do.
How I can help you achieve your dream

My ultimate goal is to hold your hand for the long term, for maybe the next 10-15
years, to help you apply this formula for success in order to build your own multimillion dollar property portfolio so you too can achieve financial freedom.
Select the best property type suitable for your financial situation
If you dont know which property type is most suitable for your financial situation, I
can help you.
Property types include: house and land packages, apartments, serviced apartments,
hotels, and student accommodation all either off the plan or completed properties.
If you are currently paying lots of tax, I will recommend properties to you on which
you can claim the maximum tax benefit and that offer high capital growth. If your
cash flow is poor, I will recommend properties that will give you a higher rental yield.
If you are in a strong financial situation, I can show you how you can invest in order
to achieve your financial goals quicker.
If you own multiple properties and theyre eating up all your cashflow, I can
recommend a positive cashflow strategy that can help you offset your negative
property and ease your financial pressures. If you are getting a slow rate of return via
your current investments, I can show you better ways of investing too.
Page 28
Select peak performance suburbs

If you dont know where are the best areas to invest in, dont worry because I have
done all the homework and due diligence for you.
We have been through all of this property criteria to select the peak performance
properties:
1. Avoid locations that are oversupplied.
2. Avoid locations where the rent is very low. Select locations with a high rental
yield and a high demand for rent = easy to rent.
3. Avoid locations where the property has reached its peak and may not go up in
value for a few years.
4. Select locations with strong population growth.
5. Select locations with massive infrastructure development.
6. Research the quality of the property/ property development. Only buy good
quality not poor quality properties.
7. Research the completion time of the developers past projects.
8. Visit the developers previous developments to see the quality and finish of
the properties.
9. Select locations that are affordable both for buying and renting.
10. Select locations with good demographics.
11. Select locations close to all amenities and facilities.
12. Select locations close to public transport, trains, buses etc.
13. Make sure the price is right - compare apples with apples with regards to
other properties in the same locations.
14. Get facts and statistics.
15. Select a variety of stocks, such as affordable house and land packages in
growth corridors of Melbourne, and affordable apartments in high demand
locations such as close to the CBD.
16. Plus much more
As you can see, we go through extensive research before we select the property
thats right for investing in. I have extensive experience and knowledge in all this and
I will help youor even better I will do it for you!
Page 29
FULL access to my own personal dream team

If you dont have a dream team, I can introduce you to the people in my own team.
My financier, accountant, and solicitor/conveyancer tick all the boxes. I also have a
property manager that can help you rent your property.
FULL access to me as your coach
I will be with you every step of the way for the long term
I will help you select the right property for your financial situation
You will gain unlimited access to me. You can come to my office to see me, or
you can call or email me
I will provide you with comprehensive support
I will provide you with the complete service to help you achieve your financial goals
by helping you to apply the formula for success.
Limited Time Special Offer

MY COACHING PROGRAM IS FREE!
Yes, you read right! I may decide at some point to charge for my service but right
now I am happy to offer my coaching program absolutely free of charge!
There are no catches and no small print its free!
But, how can I afford to give you my coaching program for free? Well, as I mentioned
previously, if you make a purchase through any of the developers I introduce you to
then they pay me a commission. In the same way therefore that real estate agents
get commission on houses they sell, this is how I make my living. Please note
however, that you are under no obligation to buy from these developers and if you
choose to purchase older properties then this is entirely your choice.
Also, introducing you to my dream team means extra business for them and in return
they refer clients to me its a win-win situation. Again though, please note that you
are under no obligation to use my team - you are entirely free to use your own
contacts if you so wish.
Page 30
Lets look at exactly what you get in the program:
7 Proven Steps to Property Investing How to Make $90,000

per Year EVERY YEAR For Life
Coaching Program Summary
WHAT YOU GET
VALUE
GOLD LEVEL
Personal access to Sang
Priceless
Priceless
Priceless
YOUR Personal Property

Finance Plan
Priceless
Bring a partner
Priceless
Priceless
Priceless
VIP seating at all

workshops
Priceless
Field trip to project site
Priceless
Sangs office phone and

email during business
hours
FULL Access to Sangs
Dream Team of Experts
7 Proven Steps to
Property Investing How
to Make $90,000 per
Year EVERY YEAR
For Life! coaching
Property Investment
analysis software
TOTAL VALUE
YOUR INVESTMENT
Priceless
$0
Page 31
Other people are charging over $10,000 for less comprehensive coaching
If youre looking to invest in the next 1-3 months, and you have your 10% deposit
ready or you already own a property then this is the ideal time for you to get started.
To qualify for acceptance onto the coaching program, however, there are three
criteria you must meet:
1. You must be fully committed to your financial success.
2. You must believe its possible to attain financial freedom via property.
3. You must be willing to take massive action.
If you do not meet these criteria, then this program is not for you.
PLEASE NOTE: Only limited places are available

Because of the time commitment required to offer such a high level of coaching, I
have to strictly limit the number of members in the program
For Gold-Level coaching: I have to limit the number to strictly 4 members a
week.
As you can imagine, demand for places on my program are HIGH! So, if you do want
my help in securing your future through property investment then click here now to
register:
http://realestateforsuccess.com/7StepsCoaching
While other experts provide this coaching for only 1 year, I provide this level of
coaching for the next 10-15 years - Im committed to your success.
So, if you
1.
2.
3.
4.
5.
want to start making money in real estate right now

want to retire in 10-14 years from now
want to escape the rat race
want to save on tax right now
are sick and tired of working hard, long hours and not getting anywhere
financially
You couldnt ask for a better opportunity than this.
Page 32
Change your life today with my

7 Proven Steps to Property Investing How to Make
$90,000 per Year EVERY YEAR For Life!
Coaching Program
THIS IS A GENUINE SERIOUS OPPORTUNITY FOR YOU TO BE COACHED BY

ME TO LEARN HOW TO INVEST IN PROPERTY TO ENABLE YOU TO RETIRE
WITHIN 10 14 YEARS WITH AN INCOME OF AT LEAST $90,000 EVERY YEAR
FOR THE REST OF YOUR LIFE.
AND ITS FREE!!

CLICK HERE NOW TO REGISTER:
http://realestateforsuccess.com/7StepsCoaching
I sincerely hope you will grasp this opportunity and, in doing so, be able to look back
in 10-14 years time and realise it was the smartest thing you ever did.
Thank you for your time and I look forward to meeting with you or talking to you
soon!
Warm Regards,
Sang Duong
P.S. You can also come to see me live at my next property investment workshop.
For more details on all of this and much more, please visit my website
http://realestateforsuccess.com.
Page 33

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Real Estate For Success

Real Estate For Success

Step 2 - Overcoming Your Biggest Obstacles

Step 3 - Property Trends over the last 80 years in Australia

Step 4 - Build Your Dream Team

Step 5 - Can You Afford to Invest?

Step 6 - How to Build a Multi-Million Dollar Property Portfolio

Step 7 - Take Action

Real Estate For Success

Real Estate For Success

sailing the Spirit of Tasmania

climbing the Great Wall of China

spending New Years Eve in Paris

shopping in New York

So, now I am a successful property investor. Ive built a multi-millionaire property

insightful information, enabling me to make my dreams a reality. I look forward to

to show you the right steps to get started

Real Estate For Success

you have a burning desire

You need a clear goal

Start with the end in mind

Real Estate For Success

Real Estate For Success

Step 2: Overcoming your biggest obstacles

Real Estate For Success

Real Estate For Success

Real Estate For Success

Step 3: Property Trends over the Last 80 years in Australia

Real Estate For Success

Fundamentals of property investment

How to select peak performance suburbs

Real Estate For Success

Population growth & tenant demand

Facilities and amenities

Real Estate For Success

Top Melbourne hot spots for property investing

Real Estate For Success

Step 4: Build Your Dream Team

Real Estate For Success

Maximises your borrowing capacity.

buying in the wrong location

Real Estate For Success

Step 5: Can You Afford to Invest?

Real Estate For Success

Should you buy old or brand new off the plan?

Real Estate For Success

Step 6: How to Build a Multi-Million Dollar Property Portfolio

Formula for success

Real Estate For Success

How to achieve an income of at least $90,000 per year for life

Real Estate For Success

7 years later You buy your third investment property

Real Estate For Success

Real Estate For Success

Step 7: Take Action

Real Estate For Success

No. 3 Lack of action

Real Estate For Success

How I can help you achieve your dream

Real Estate For Success

Select peak performance suburbs

Real Estate For Success

FULL access to my own personal dream team