Good Afternoon All, Can someone please shed some light on a bizarre situation that my husband and I experienced yesterday. A bit of background - we have been looking for a while to invest in property with our SMSF. Over a month ago we went to our Accountant and he set up our SMSF as a company trust with the ability to borrow to purchase a property with a bare trust. As far as we understand we have the correct SMSF structure for property investment. We also have the trust deeds with us to prove we are legit. We went through a broker who got us pre approval with St George SMSF loan so after this we started looking. We came across a 2 bedroom unit we really liked yesterday, it had been on the market since May and it had a price drop from $475k to $455k that week so we were attending the first open home of the price drop. Nobody but us showed up for the whole duration. To cut a long story short, we liked the unit, it was tenanted for a good price and tenant wanted to stay and the building itself was in a prime location. My husband put in a low ball offer to test the waters. $432500k, the agent came back to us and said vendor won't start negotiations until we come up. So after a while I call back with 445k. Eventually the vendor counters with 450k and I said to the agent we accept I will come in today to sign. He kept banging on in the conversation that the vendor was very concerned that our finance won't go through because in their experience half of all SMSF finances get knocked back or falls through. I started to get the ****s with the agent, I was telling him that we have our act together and are not in the business of time wasting. Given there were no other offers I couldn't understand why the hell he was pushing us away like that and full on insulting us like we were true morons. He then said that he would have to convince the vendor to let me come and sign the contract. At that point I lost my **** and said if you need to convince someone to take my money then forget about the whole damn thing and hung up on him. After speaking with a couple of other agents they seemed utterly bewildered at our experience. Does anyone know of these type of SMSF situations where things fall through even though the purchasers have done all they can to ensure they are fully compliant and eligible to purchase? Thanks in advance, I am most disappointed that we didn't get the unit but out of principle he can shove it, he isn't getting a cent from me.