A common property investing rule-of-thumb is that you should “buy property and never sell”. That’s because prices always trend higher over time which means you benefit from compounding capital growth.
Of course, the rule-of-thumb should be adjusted to include “buy quality property and never sell” to ensure you maximise investment returns.
But the reality is, that sometimes the smartest thing to do, is to sell a property, even if it is a quality asset, if it helps you move forward towards achieving your goals.
I discuss four of the most common scenarios where I have recommended clients sell property.
Poor investment returnsOf course, the most obvious reason for selling a property is that its past performance has been poor i.e., a low capital growth rate. But most importantly, you must form a view about whether future returns are likely to be acceptable or not. If the assets fundamentals are sound, then it’s likely you should retain the asset. Sometimes investing requires patience and discipline, which I’ll write more about in a few weeks.
My previous analysis concluded that a property needs to underperform by at least 2% p.a. to warrant selling it. Therefore, if a property has only slightly underperformed (by say 1% p.a.), it may not be worth selling because doing so crystalises CGT liabilities and selling costs.
I believe that there’s almost never a bad time to buy a quality asset (property). By extension that means there’s never a bad time to sell a dud asset. Whilst that is true to a large extent, it is wise to be strategic about it. A dud asset almost always has one or more impairments (e.g. located on a busy road). Afterall, that’s what makes them duds. As such, they can be more difficult to sell in a balanced or buyer's market. As such, it is best to sell impaired assets in a buoyant (seller’s) market. The rationale is that the high level of buyer demand and positive market sentiment may encourage some potential buyers to overlook the property’s shortfalls.
IlliquidityInvestment property rental yields are relatively low e.g., a house might yield an income of 2% to 2.5% p.a. of its value and an apartment 3% to 3.5% p.a. before expenses. After subtracting expenses such as council rates, insurance, maintenance, property management and so on, you may receive a net rental income of 1% to 2% p.a. And that’s before any interest expenses if you have outstanding mortgages.
An obvious negative attribute of property is that its illiquid. That is, you can’t gradually sell down your investment like you can with shares. Instead, it’s a case of selling all or nothing.
Investing a lot of your wealth in property whilst you are working can make sense because during that stage of life

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A few weeks ago I wrote a blog about the one thing that stops most people from making the most of their financial opportunities including making regular investments.
It was my thesis that a lack of context is the main cause. Having a long-term plan provides you with the context required to make mistake-free financial decisions. It is difficult to work out what investments to make (and when) if you don’t know where you are heading and how your will get there.
A financial plan will give you sufficient context in which to measure your financial decisions against.
We follow three distinct steps to develop and implement a financial plan for our clients. We have refined this process over many decades and have found this disciplined and logical approach helps develop very efficient evidence-based plans.
Step 1: Develop a high-level strategyDetermine your future cash flow and net worthThe first step is to build a financial model. A financial model will forecast your future income and expenses and therefore, how much cash flow you have to allocate towards investing. It should also forecast your assets and liabilities i.e. net worth.
The purpose of a financial model is to do two things.
Firstly, to measure whether your chosen strategy will work i.e., achieve your goals. For example, if you plan to invest in 2 properties and maximise super contributions, will that be enough to generate $100k p.a. of income (after-tax) that you require in retirement?
The second purpose of a financial model is to compare strategies to eliminate inferior ones and pick the one that has the highest probability of working i.e., the one that generates the highest returns for the lowest risk.
Financial modelling is part-art, part-science. The science bit is the Excel skills and technical knowledge required to build financial models. The art is knowing what strategies work best in various situations, which can only be acquired with many years/decades of experience. Realistically, most people won’t have the skill and experience to complete their own financial modelling.
Mixture of asset classesMost people would be well served by investing in a mixture of asset classes including super, residential property, share market investments and so forth. The financial modelling exercise will help you determine optimum mixture of asset classes that suits your goals, risk profile and financial position.
Level of gearingWhether you will borrow money to invest and if so, to what extent is a major strategic consideration. A financial model will assist with determining the right level of gearing. It is important you consider whether you will have enough cash flow to service debt. But even more important is to determine to what extent you need to repay debt before you retire. It is prudent to not take high levels of debt into retirement so you must have a debt retirement strategy.
Of course, a strategy is only useful if it can be implemented, so you will need to consider your present and future borrowing capacity i.e., how much will the banks lend you.
Ownership structuresOnce you have determined the mixture of asset classes that you will invest in and how much gearing you will adopt, you can then determine the best investment ownership structures. Considerations include income tax payable over your lifetime, land tax (for property), CGT if your strategy includes selling, current and projected cash flow, borrowing capacity and asset protection.
Retain high-level focus<

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This blog summarises the initiative contained in the 2022 Federal Budget announced on 29 March 2022.
Budget initiatives that might affect youExtended the home loan guarantee schemeThe First Home Loan Deposit Scheme (FHLDS) allows borrowers to borrow more than 80% of a property’s value whilst avoiding the cost of lenders mortgage insurance (LMI), because the government guarantees part of the loan. The government has announced it will increase the number of places from 20,000 to 50,000 per year. 10,000 of these places are reserved for regional home buyers and 5,000 for single parents.
Cut the cost of petrol and diesel by 24 cents per litreEffective immediately, the fuel excise (which is currently 44.2 cents per litre) will be cut by half for 6 months i.e. until the end of September. As excise also attracts GST, the saving per litre will be a little over 24 cents. This is estimated to save drivers between $10 and $20 per tank.
Excise is charged when fuel is deposited into petrol retailers’ tanks (at the service station). Therefore, this saving will not flow through to consumers until fuel stocks are replenished, which should occur over the next couple of weeks.
A tax refund of up to $420 when you lodge your tax return after 1 July 2022If you earn less than $126,000, you would have been entitled to the Low and middle income tax offset (LMITO) since the 2018/19 financial year. The maximum tax offset used to be $1,080 if you earned $90,000. For this financial year ending 30 June 2022, the maximum LMITO will be increase by $420 to $1,500. If you earn close to $90,000, your tax return will be $420 more when you lodge your 2021/22 tax return.
One-off payment to pensionersNext month, the government will make a one-off, tax-exempt payment of $250 to eligible pensioners, welfare recipients, veterans, and eligible concession card holders.
Work-related RAT tests are tax-deductibleThe cost to purchase Rapid Antigen Tests for work-related purposes are tax-deductible (and exempt from Fridge Benefits Tax if provided by employers).
Minimum super pension halved for another yearIf you are retired and have a super pension account, you must draw a minimum annual pension that is based on your age; e.g. if you are under 65 you must draw 4% of your balance at the beginning of the financial year. The government will halve this minimum amount for the last two financial years to help people preserve their super balance given recent share market volatility i.e. so they didn’t have to sell down investments. This initiative will extend for one further year (i.e. 2022/23).
Small business tax instalments to be based on actual profitabilitySmall businesses must pay quarterly income tax instalments. The amount of the instalments is based on the business’ previous financial year. The government will change the system from the start of 2024 such that instalments are based on actual quarterly profit. This should help small business improve their cash flow management.
Additional 20% tax deduction for small businessSmall business’ will be entitled to an additional 20% deduction for the cost of employees attending external training (provided by Regi

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It is very common for people to make an initial investment e.g., buy a parcel of shares or an investment property, but fail to make any further investments for many years or decades. Why does this happen? What is paralysing their ability to make investment decisions?
Perhaps you don’t have enough timeWe use lack of time as an excuse for not doing many things. But if we are honest with ourselves, if the matter was important to us, we’d make time. It’s easy to let our time get absorbed by the matters that appear urgent at the expense of the matters that are important. Or sometimes we tackle the seemingly ‘easy’ tasks first – the easy wins – and procrastinate on the more complex matters. You can never maximise your position without good time management and discipline.
But when it comes to building wealth, lack of time is a very poor excuse. If you think investing successfully will absorb a lot of your time, then its likely you've got the wrong advisors or adopted the wrong approach.
Many of my clients wouldn’t spend more than a few hours a year thinking about or dealing with their investments.
Maybe it feels too riskyMaking a choice about where to invest your money can feel risky because you fear making a mistake. Financial mistakes can be costly. And you have worked hard to get to your current financial position, and you don’t want to jeopardise it.
Often, we think the solution to minimising this uncertainty (risky feeling) is getting more information. As such, we postpone making a decision so we can research more, talk to more people, listen to more podcasts, observe markets and so forth.
But this approach rarely works because it’s not the lack information that matters. It’s the lack of experience.
Experience helps us decide when and how to use the knowledge we have. Knowledge is only useful when we know how and when to use it. In this case, it’s best to ask a ‘who’ not ‘what’ question.
Whilst a lack of experience might be preventing people from investing regularly, I think there’s a bigger reason.
Maybe insufficient capacity to investIt is possible that you haven’t invested more because you do not have the capacity to do so e.g., cash flow, cash savings and/or borrowing capacity. If you fall into this category, then this blog isn’t about you. The blog is about people that have the capacity to invest more but have not done so.
It’s impossible to make confident financial decisions without any ‘context’If a person stopped you in the street to ask you for directions but didn’t know where they were heading (i.e., destination), would you be able to help them? Of course not. The same is true for investment decisions.
If you asked me whether you should buy an investment property, how could I give you an answer without knowing what your financial and lifestyle goals are and your plan to achieve them. It is possible that investing in a property would hinder your abilities to achieve these goals.
One of the most valuable outcomes of developing an evidence-based investment strategy is that it provides you a clear context for making all financial decisions. Such important decisions can include where, when and how much to invest in the future, whether buying a beach house will compromise your ability to enjoy a comfortable retirement, whether you can afford to make a career change (that results in a lower income) and so on.
Context is your missing ingredientIt is my thesis that most people fail to progress their investment journey becau

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Even though its compulsory to invest money in superannuation, many people do not understand their options once they retire.
This blog provides a summary. However, of course, everyone’s situation is different. Some super funds have different rules and there may be exceptions to some rules, so it’s important you receive personalised advice from an independent financial advisor.
When can you access your super?The rules that govern when you can access super are contained in the SIS Act and they are called the ‘conditions of release’. There are three ways you can access your super benefit:1. You have reached your preservation age, which is age 60 for most people (or sooner if you were born prior to 1 July 1964), you have ceased employment and have no intentions of becoming reemployed in the future;2. If you have reached your preservation age but are younger than 65 and still working, you are able to commence a Transition-to-Retirement Income Stream (TRIS) pension; or3. You are 65 years of age, regardless of employment status.
These minimum rules apply to all super funds. Super funds are permitted to impose tougher rules than outlined above, so it’s important to check with your super fund.
You have two optionsWhen you retire you generally have two options:1. Withdraw your full super balance as a lump sum; or2. Start an income stream pension.
If you are a member of a defined benefit fund, you may have additional options such as commencing an indexed lifetime pension.
If you opt to take your benefit as a lump sum, some of your benefit (i.e. the “taxable – untaxed element”) may be taxed at a rate of up to 17% and the “taxable – taxed element” will be tax-free.
Given the tax advantages of leaving your money in super (outlined below), most people are much better off to opt to start an income stream pension.
Consequences of starting a pensionYou can start a pension by rolling over your accumulation account into a pension account. You can roll over up to $1.7 million into a pension account (this is a lifetime cap – called the transfer balance cap). Any account balance that exceeds $1.7 million must be retained in your accumulation account.
Pension super accounts attract a zero-tax rate. That means you do not pay any tax on any investment income or capital gains that your super balance generates.
If you commence a pension, you must withdraw a minimum pension amount, which is based on your age. For example, its 4% of your super balance at the beginning of the financial year if you are younger than 65, or 5% if you are aged between 65 and 74. There is no maximum i.e. you can withdraw as much as you like from super each year. Again, typically, the goal is to preserve your super balance as much as possible as it’s a zero-tax environment.
All income that you receive personally from an income stream pension is tax-free if you are 60 years or older i.e. it does not attract any personal income tax.
If you withdraw money (pension) from super but don’t spend it i.e. its more than you need, you may be able to put it back into super via making a non-concessional contribution. If

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Vocal market commentor and fund manager, Chris Joye wrote in the AFR in November last year that Australian house prices could fall by 15% to 25% after the RBA starts increasing interest rates (here’s a copy of that article).
Of course, there are many property doomsayers that perpetually (and often inaccurately) predict property market crashes. However, Chris is not one of these people. In fact, Chris’ predictions are usually quite accurate. However, on this occasion, I disagree with his prediction, and I share the reasons why below.
However, more importantly, I wanted to discuss what impact rising interest rates might have on the property market.
It’s interesting that almost everyone disagrees with the RBAThe RBA has persistently reminded us that it will not raise the cash rate until inflation is sustainably within its 2% to 3% band. And for that to be the case, the wage inflation rate must be sustainably in the 3% to 4% range, according to the RBA. Price inflation can’t remain sustainably high unless it’s supported by rising wages. Last week, wage inflation printed at 2.3% p.a., so we are some way off the RBA’s target.
Despite the RBA’s clear indication, the market stubbornly predicts that interest rates will rise quickly over the course of this year. In fact, this chart shows the money market is currently pricing in 7 to 8 rate hikes (of 0.25% each) over the next 16 months. This seems over ambitious.
So, why would the market ignore the RBA’s commentary and price in more rate hikes? The RBA’s in full control of the cash rate, so shouldn’t we listen to it? It’s like your child telling all her friends that she thinks she’s coming to the party when she’s grounded. I suspect the answer is that markets are imperfect, especially in the short run.
It is worth noting that Australia is in a much different position to the US. In the US, inflation is very high (at 7.5% p.a.) which is underpinned by historically high wage inflation (at 4.5% p.a. which is a 40-year high). One of the main problems is that the US participation rate hasn’t bounced back like it has in Australia and other countries, which results in a tighter labour market. The high Covid death rate per capita in the USA might be responsible for this.
It is therefore very likely that the US (Fed Reserve) will hike rates by 1% or more during 2022, but the RBA is likely to do very little until wage inflation increases.
Higher rates do impact asset valuesTheatrically, increasing the cash rate should result in lower asset values. There are a few fundamental reasons for this.
Firstly, as it becomes more expensive to borrow money, people become more careful with how they invest these borrowings i.e. they are more careful to not overpay for a property. Also, demand for new borrowings falls. Less capital flowing into the market results in lower demand and all things remaining equal, it will lead to lower prices.
Secondly, as interest rates rise, lower-risk investment options such as term deposits become more attractive, compared to higher risk options such as shares or property. Many investors prefer lower risk options but have been forced to invest elsewhere (in higher risk investments), whilst interest rates are close to zero.
Therefore, theoretically, higher rates should lead to lower asset prices.
Firstly, owner-occupiers don’t c

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The value of a property consists of two components being the land plus any improvements i.e., the dwelling. Generally, land appreciates in value whereas buildings depreciate over time due to wear and tear.
It is possible to manufacture equity in a property by making improvements e.g. renovating/rebuilding the existing dwelling or constructing multiple dwellings. This occurs when the end value of the property exceeds its cost e.g. spending $100,000 on a renovation improves its value by $150,000, thereby “creating” $50,000 in equity.
This blog considers the merits of this strategy.
The theory (maths)As noted above, a property’s value is the aggregate of the land value plus the building value. In investment-grade locations, it is not unusual for the land value to represent at least 60% of the total value and the improvements 40%.
If we assume the long-term capital growth rate for these types of assets is likely to be in excess of 7% p.a. (which isn’t uncommon), then the land must appreciate at a higher rate to offset the building’s depreciation to result in an overall appreciation rate of 7% p.a. If we assume that the building depreciates by 2.5% p.a., then the land must appreciate by 13.3% p.a.
For example, if a property is worth $100, then the building value is $40, and it will depreciate by $1 p.a. (being 2.5%) and the land value which is $60 will appreciate by $8 (being 13.3%). Therefore, its total value after one year will be $100 - $1 + $8 = $107, being a 7% p.a. growth rate.
Therefore, to maximise your expected rate of capital growth, you must spend as much as possible on the land in return for spending as little as possible on the building.
Capital improvements create a once-off value appreciationIt is common for the market value of a newly renovated or constructed property to exceed its hard cost. This occurs for a few reasons:§ Completing building works takes several months or years. In addition, there’s a lot of work involved in coordinating and meeting with architects, buildings and so forth. Not everyone wants to go through that process. As such, buyers may pay a premium to secure a move-in-ready dwelling.§ Undertaking building works is not a riskless exercise. Things can go wrong including cost blow outs and so on. As such, some purchasers will pay a premium to avoid these risks.§ Newly constructed or renovated properties are more marketable/appealing because they are in better condition. Their improved marketability means they will attract a higher price.§ Subdividing creates value because you create more affordable parcels of land. For example, a developer might construct 4 townhouses on a 1,000 sqm block of land. There’s a lot more people that can afford to buy a townhouse on 250 sqm of land compared to a house on 1,000 sqm of land.
The market will discount properties in disrepairFor the same reasons that newly constructed or renovated properties command a premium, properties that are in disrepair tend to attract discounts. That’s because fewer buyers have the time and appetite to buy a property that needs refurbishment.
To maximise your capital growth, it is best to maintain the dwelling in a state that is in keeping with buyer expectations.
Benefits from making capital improvementsRenovating or rebuilding an investment property can give rise to a few possible benefits:§ Improved rental yield – typically tenants will pay a higher rental rate for dwellings in better condition, larger accommodation or more amenities.§ Depreciation benefits – capital works can typically be depreciated at a rate of 2.5% p.a. and plant and equipment (i.e.

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In my book, Investopoly, I outlined 8 investing rules that if followed, will help you build wealth and avoid making costly mistakes. These 8 rules are evidenced-based which I have refined over the past 20+ years.
Rule number one is; play the long game. Arguably, it’s the most important rule because I’ve observed that this is the most common mistakes investors make i.e., they don’t play the long game. Whilst this rule is simple to understand, its often very challenging to follow.
Short term profit does not create long term valueWhich investment option would you prefer (you can only pick one)? Invest in an index (share) fund which will accumulate $500,000 of additional wealth over the next 10 years or follow a “stock tip” which will generate a $50,000 profit within 9 months?
Unfortunately, many investors would pick the stock tip option. They might justify their decision by planning to invest in the long-term option after they have banked a quick profit, but they rarely do. Instead, they search for the next short-term hit. To many, making a quick profit feels less risky than waiting 10+ years for a much larger gain.
Three reasons short-term opportunities are inferiorI recently came across an investment opportunity to complete a 4-townhouse development which was projected to generate between $460k to $550k in pre-tax profit (which equated to a return of between 15% and 18%). It may take 2 to 3 years to complete this development.
Of course, an alternative to this investment is to purchase a high-quality, investment-grade property and hold it for the long term. This is a better option for 3 reasons (which is why I didn’t pursue the property development).
(1) Risk-adjusted returnsRisk refers to the chance that your actual returns will vary from your expected returns i.e. that the investment doesn’t achieve what you expect. Low risk investments produce very predictable returns, such as term deposits – as the return is virtually guaranteed. An investment’s volatility rate is a good measure of its risk.
You cannot compare two investing options without also comparing their inherent risk. This is called a risk-adjusted return.
Over long periods of time, a high-quality investment property (house) should produce an average capital growth rate of at least 7% p.a. to 8% p.a. plus a net (after all expenses) rental yield of at least 1% p.a. I have previously calculated that Australian property has a historical volatility rate of circa 10%.
Property developments can present several risks including cost blowouts, failure to achieve your desired sales price due to changes in the market, adverse changes in planning rules and so on. For the sake of this example, lets apply a volatility rate of 30% (for comparison, the share market’s volatility rate is circa 20%).
The Sharpe ratio is a commonly used methodology for calculating risk-adjusted returns. A higher Sharpe ratio is better as it means you receive a high return per unit of risk.
§ Development option: Return of 15% to 18% p.a., risk of 30% = Sharpe ratio of 0.48 (range is 0.43 to 0.53)§ Long-term hold: Total return of 8% to 9% p.a., risk of 10% = Sharpe ratio of 0.65 (range is 0.60 to 0.70)
This shows that the long-term hold option provides the investor with a higher return relative to its risk.
(2) Perpetual re

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There is one property investing golden rule that is more important than everything else. And if you nail this ‘one thing’, you are guaranteed to build wealth over the long run. This statement might sound sensationist, but I honestly cannot overstate this point.
The golden rule is that the quality of the property you invest in will drive its long-term investment returns. If you invest in an average quality property, your long-term returns are likely to be average. Of course, if you want above average returns, you must invest in above-average quality property.
This golden rule applies to all other assets classes as well, including shares, bonds, commercial property and so on.
What does ‘quality’ mean?A quality property has the necessary attributes that sustains a level of buyer-demand that perpetually exceeds supply. This imbalance of supply-demand results in appreciating value/prices in the long-run. A high-quality property is often referred to as investment-grade.
It is worth discussing the factors that impact supply and demand.
In investment-grade locations, supply is fixed or diminishingSupply is probably the easier of the two factors to understand and ascertain. Supply refers to both land supply and dwelling type/style.
Regarding land, it is important that the supply of land is fixed and finite. Consider a well-established, blue-chip suburb. In these locations there is rarely any vacant land available, often within a 10km to 20km radius. And there is no way that any new land can by ‘released’ for sale. However, in outer suburbs, land supply can be abundant due to land releases within a 20km radius. The further a property’s location is away from available vacant land, the tighter supply will be.
Property type and style also affect supply. For example, in high land value locations, the supply of houses rarely changes, because its rarely economical to complete small sub-divisions in high-land-value locations, so the number of houses/townhouses remains unchanged. However, the supply of apartments can more readily change e.g. when a developer buys a commercial site and builds a residential tower. An example of a property type on the opposite end of the scale is Victorian houses. Virtually no one is building Victorian houses anymore, so their supply is finite. In fact, some probably get demolished every year, so supply is probably diminishing.
Buyer-demand perpetually exceeds supplyBuyer-demand refers to the size of the pool of potential buyers that desire to own property in a particular location and can afford to do so.
Demand substantially exceeds supply When the number of buyers exceeds the number of sellers, property prices tend to rise. Of course, that’s because buyers must be willing to pay more to successfully purchase a property.
It is important that you invest in locations when buyer demand substantially exceeds supply. Notionally, there might be 10 buyers for every one seller. This level of imbalance in supply and demand will ensure that property prices will withstand changes in supply (e.g. an unusual number of properties for sale) or demand (e.g. an economic recession causes buyer demand to reduce). Despite what happens, it is likely that the number of buyers will always exceed the number of sellers and prices will be supported.
Demand is diversifiedWhen considering a property investment, it is wise to consider who might like to own said property. It is important that the property appeals to a variety of types of buyers. Again, notionally, if you have 10 potential buyers (as mentioned above), 3 of them might be self-fu

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This is the second part of a two-part blog about investing in commercial property (you can read part one here). Now that you have a broad understanding of commercial property attributes, the next topic to discuss is how you can successfully invest in commercial property.
Why type of commercial property do I recommend?Personally, at the moment I invest in commercial offices, and recommend the same to my advisory clients.
Not retail propertyI do not invest in retail property because the profit margins in the retail sector have been under increasing pressure and landlords are not immune to the impact of these pressures. Rental yields are already relatively low in the retail sector, and they could be compressed further, which will adversely affect asset values. Overall, I don’t find this sector attractive.
Not industrial propertyWhilst the high rental yields that industrial property offers is certainly very attractive, there are two downsides. Firstly, industrial properties tend to have a single tenant (i.e. no tenant diversification) which could lead to protected periods of vacancy (3-6 months is not uncommon). Secondly, these assets tend to provide very little (no) scope for improvement.
I prefer offices for these reasonsI am more attracted to office buildings because it offers tenant diversification i.e. an office building might have 20-40 tenants, so the likelihood of a materially lower income due to vacancy is lower. In addition, office buildings can provide scope to add value to the asset. There are two primary ways to do this.
Firstly, you can ensure the building offers the same amenities that newly built towers do. That can include a refurbished foyer/atrium (so its attractive for staff and clients to visit), end-of-trip facilities (such as showers, bike racks and so on), offices that are already fit out and ready to be occupied, etc. These capital improvements are all aimed at achieving a higher rent per sqm.
Secondly, you can improve the landlord’s relationship with the tenants. Ensuring tenants are well looked after and satisfied with the building is critical in reducing tenant turnover/vacancy and maximising rent. Weighted Average Lease Expiry (WALE) is a key metric that is used with office buildings to measure the strength of the property’s income stream. Increasing the WALE, reduces the capitalisation rate, which increases a buildings value.
Investment option: Direct ownershipOne option is to purchase a commercial property to own directly i.e. you own 100% of the building, just like you would do with residential property. Of course, one downside with this option is that if you have a limited budget, you may need to compromise on the quality which is never a good idea.
Whilst it is highly dependent on the type and location of the property, I suggest that you need a budget of at least $2 million to invest in a satisfactory commercial property.
One of the advantages of hav

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Over the years we've written hundreds of articles. These three bring our best thinking together on the topics that matter most right now: choosing a super fund, debt recycling, and navigating the new tax changes.

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