Concerned my strategy lacks.. strategy

Discussion in 'Investment Strategy' started by WandereringTribe, 5th Aug, 2018.

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  1. WandereringTribe

    WandereringTribe Active Member

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    Hi all,
    Have dipped a toe into the forum recently and got some really helpful tips. However, I think my original question was unclear - as perhaps I was too and I've spent some time reflecting on what I'd like to achieve. I'm on the look out for a financial planner/ have had poor experiences with some characters before but since coming across this forum I'm feeling more encouraged by the talent here and have approached one so far. At the moment we speak to an advisor linked to my accountant who's a nice guy but he's just advised to keep saving for ppor and wait. Also had advised against an smsf which I appreciate his reasons for, I'm just not sure...
    The bottom line is I am worried my wife and I lack a good strategy with the numbers properly worked out and that we're paying more tax then we might otherwise. I fear we're missing out on building wealth for the future during these key years of our careers.

    Our situation:
    Good earners - plus 400k between us but this will drop to 200-300 when I give birth to or second child soon and I'll be off for 1-2 years.
    We have paid in full (in the offset) for our only IP. Worth 400k. This earns 20k rent per year.
    Tracking to have 500k available in savings, including offset.
    Have separate super accounts, totally 260k.
    Will likely be able to save hard for the rest of this fin year.

    What we want to achieve:
    1 To get out of rentvesing and buy home in Melbourne for about 1m in 2019. That's doable and we more that have 20 per cent deposit.

    2 Increase portfolio by buying more IPs. This is where we're stuck. Cannot work out whether to buy low priced and positive cash flowed options now or something else.
    Don't want to affect serviceability for PPOR next year eve with deposit so unsure whether we should consider buying in a buyer's market soon, like Perth or just wait and save until we first get home property. The problem is now IP is just adding to our tax bill. When I look at just saving for the next year I can't help but feel there's something more we could be doing.

    3 We have no inheritance or parents who we can fall back on and our main target is financially securing our family long term, so an interested in setting up a trust for our children to avoid CG etc. But really need to get educated on that. Been following some threads closely but still struggling to make sense of it. So far we have our wills made with a lawyer but they're even outdated by now.

    I know we may be overlooking a lot and making some assumptions but I'd really just appreciate any input or ideas and would welcome PMs.

    Thank you
     
  2. Marg4000

    Marg4000 Well-Known Member

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    Prioritise.

    If buying a PPOR in 2019 is top of your wish list, then focus on that. 2019 is only a few months away.

    If you prefer to buy another IP, then focus on that.

    Don’t get hung up on “strategy”. We did very well out of investing in property and had never heard of the term until I joined forums a few years ago. We simply bought as soon as we could afford to, and bought the best deal we could find at the time. However, this was mostly around 20 years ago so the finance rates and conditions were vastly different to today.
    Marg
     
  3. NHG

    NHG Well-Known Member

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    Focus on your strengths. Hire someone for your weaknesses.

    If you're earning $400k, do you have the time to essentially take on another job being an active investor.

    Perhaps your partner can use their time on that whilst staying home with the new born.

    It's possible your best option is simply to purchase property with long term uplift potential and let it grow, or you can become a money partner in someone elses deals (a skill on itself picking the right deals and partners).

    What works for one doesn't necessarily work for another.
     
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  4. MTR

    MTR Well-Known Member

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    It is a buyers market in Perth, but does not mean its the right time to buy, yields have been hammered and there is an oversupply of rental properties. I am not yet seeing signs of a recovery, the market is price sensitive.
    I know an investor who is developing property and buying well under market value and managing the build costs, in other words subcontracting, making good profits. But this requires another skill set and you would need to be very much hands on.

    Currently in Oz we are also seeing a softening of many markets and negative sentiment has set in. What does this mean? markets may continue to go sideways or backwards.
    Its not a buy for me when we are coming off peaks, in fact its probably the easiest way to lose money. Dont mean to be negative, but I have learnt this lesson.

    What you should do? Well you have time on your side, so keep researching various strategies on this forum, if you like what someone is doing then keep digging, and dont let money burn a hole in your pocket.

    One strategy/option may be to add value, where you can achieve some upside. This requires work and networking with re agents.

    If you can work on ways to achieve good yields by adding value ie renovating, or buying a property where you can build at rear and end up with 2 incomes this may work and should not impact on your lifestyle today.

    The playing field has changed, growth may not be a given in the immediate future, and yields are low.

    Its time to look outside the square.

    I would start with a small project. There are plenty of threads in the development section which may help you. Keep chipping away, the answer in this market is not necessarily buy and hold just my opinion.

    MTR:)
     
    Last edited: 5th Aug, 2018
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  5. euro73

    euro73 Well-Known Member Business Member

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    With those levels of income , cash and equity at your disposal, there is plenty you can do.

    For starters , Its entirely possible to purchase a PPOR and several CF+ INV properties in your personal names, and to pay them all off within 15 - 20 years using "dividend reinvestment" ... leaving you with a large portfolio generating a very handsome residual passive income stream.

    Your Super balance is also sufficient to start looking at resi property - if that's a strategy you both decided you wanted to consider after discussions with your financial planner. Again, same principal applies. CF+ dividend reinvestment where you pay down the debt fast, leaving a handsome residual income stream.

    I have been doing this extremely effectively for multiple clients , for many years. I also do these things myself... the power of cash flow should never be underestimated- especially in a restrictive credit environment. These strategies have allowed my clients and I to easily navigate the post APRA credit era and migrate to P&I repayments without any difficulty. Thats no small thing.

    Many will tell you to pursue speculative growth strategies, because it was a strategy that worked for them. In the end, its really up to you what you choose to do, but I would make the point that speculative strategies require a credit environment that is generous, in order to be effective. Rising tides lift all ships, as they say. We no longer have such a credit environment. It's because of this that I am an advocate for cash cows and dividend reinvestment. Its a strategy far better suited to a less generous credit environment - which is precisely what we have now.
     
  6. WandereringTribe

    WandereringTribe Active Member

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    Thank you for this, I really just need to understand how dividend investments work. Admittedly they’re new to me. Could you give me an example of how they might work in relation to building a portfolio please? Kudos to you on your successes so far!
     
  7. WandereringTribe

    WandereringTribe Active Member

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    Thank you, MTR, I really appreciate your thoughts. I have read many of your posts!
    In terms of a small project, I could look into our current IP, it’s just that we have tenants there. Have you ever undertaken something similar and seen good returns?
    Take your point regarding Perth. I’ll keep researching development section.
     
  8. euro73

    euro73 Well-Known Member Business Member

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    What I mean by dividend reinvestment is this; buy a resi property that produces an after tax surplus. This is effectively the same as a "dividend". ie its an after tax surplus that you receive from that particular asset. I call these types of properties cash cows. Specifically, I use ( and I also sell ) NRAS and Dual Occ properties for this purpose. Then reinvest the after tax surplus. ie the "dividend" as extra repayments towards your PPOR mortgage.

    The point of this is very simple - to pay of the PPOR as fast as possible. Much faster than if you didnt make the extra repayments. Just as a simple example - imagine you have used the 500K you mentioned earlier to pay a 445K deposit and 55K stamp duty , towards a $1Million PPOR purchase. You now have a 555K PPOR mortgage. lets say you have a rate of 3.8% P&I. Now lets also imagine you had purchased a "speculative /growth" INV property instead of a "cash cow", and it was costing you 5K a year ( after tax) to hold onto instead of making you 10K a year (after tax) . That's a 15K difference annually. That's 15K extra that could have gone towards the 555K PPOR mortgage. If you had purchased the cash cow, you could have paid the 555K mortgage off in 16 years and 2 months. Thats 13 years and 10 months sooner than you would have repaid it had you not paid the 15K extra per year. See graph below. This is what I mean by "dividend reinvestment"

    Screen Shot 2018-08-05 at 4.24.43 pm.png

    Now obviously, when you repay a PPOR mortgage faster, besides the obvious effect of saving you a lot of money ( in this hypothetical it saves you @ $187,505.03, which is CGT free if you ever sell) , it has some other benefits as well. And these are especially important in the post APRA credit era.

    1. It has the effect of creating equity even where there is no growth. Melbourne ( where you indicated you wish to buy) may go through a prolonged period of little or no growth following its very strong boom... Its already very clear that the changed lending environment is forcing a modest correction in prices in Sydney, and Melbourne will follow soon enough as its median is way above 6 x income, just like Sydney's is. But accelerated repayment of debt means you are creating equity even in a flat or retreating market. This approach means you aren't relying on a rising tide to lift your boat. You are able to operate independent of "cycles" ...which are now completely unreliable as future indicators of anything because they all occurred pre APRA. Absolutely no chance post APRA cycles will look remotely like pre APRA cycles

    2. It has the effect of improving borrowing capacity over time, as you are removing non income producing, non deductible debt. This means that as you build equity and reduce debt, you have a better chance of being able to continue to borrow to grow your portfolio. Your high household income obviously helps a lot in this situation also :) That's why i said in my earlier response that you can achieve quite a bit.

    3. It has the effect of acting as a safety net/ hedge. Strong yield enables you to respond to higher rates or P&I repayments much more readily than low yields do. It's also mighty handy if circumstances change. For example, if you were to exit the workforce for a while and have less household income available. Or if one of you were to be made redundant. Or if one of you suffered an illness or an injury or an incapacity. This strategy means you can hold onto assets even in most worst case scenarios because the cash flow isn't being generated from PAYG income. Its being generated by the cash cow.



    Now, if you don't have a PPOR mortgage, you would use a slightly different strategy with cash cows. You would set the cash cow INV loans up as P&I from Day 1 and just start to pay them off. The surplus will obviously be much smaller, because the loan is P&I, but they will be sufficient to simply pay the property off over 20-25 years without you needing to tip large amounts of your own personal funds in week in, week out, month in, month out, year in, year out. There may be periods of vacancy where you need to muck in , but generally the property will just wash its own face and pay itself down. Set it and forget it and reap the annuity/income stream down the road.


    Any other resi investment strategy ( ie growth strategy with low yield) is speculative by definition , relying on growth outcomes that just aren't going to be easily achieved in a credit environment that's reducing prices rather than increasing them. Or reliant on refurbishment, renovation, subdivision, development etc.... all dangerous and risky in a restrictive credit environment.

    This is really just a simple question of how to use high income and strong cash flow to get well ahead of the curve.

    pre APRA , cash flow was almost unimportant. The truth is that you could borrow 2 or maybe even 3 x what you can borrow now, and you could use the tax man and IO lending for as long as was required to hold on and hold on and hold until you eventually cracked a "cycle" and made a huge profit.... More importantly, so could everyone else - which allowed speculative strategies to produce big rewards, hence the "rising tide lifting all boats" comment

    post APRA - cash flow is really critical. debt reduction is really critical . We already know for a fact that borrowing power is half (or less) what it used to be (pre APRA) for most investors - the same investors you and everyone else will be relying on to create a rising tide to lift your boat. ie a property "cycle" We know that without large increases to their income or without actively reducing debt, those investors simply will not be making that 2nd or 3rd or 4th purchase like the pre APRA generation could. So we know growth momentum will slow. Its al,ready happening. Look at Sydney and Melbourne. But it's not even just about the reduction in purchasing power anymore, it goes well beyond that. 5 years after purchasing, in most cases the challenge stops being borrowing power and becomes holding power . The IO quota means that holding costs will jump by 50% or more for most investors at that time. That's the reality of things. Combine the two new realities ( reduce $$$ power and reduced holding power ) and the speculative "rising tide" may very well be dead in the water - excuse the pun. I shouldn't really use the word "may" ... as it clearly already "has" put an end to speculative strategies. Just look around at any auction rate or any market in Sydney... they are all in modest retreat.

    Again, this is why dividend reinvestment using cash cows is in my view, the smart play for this credit environment .... its safer. it's more robust. it doesnt rely on anyone else/ a rising tide. It simply suits the new credit environment.
     
    Last edited: 6th Aug, 2018
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  9. MTR

    MTR Well-Known Member

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    Basically been involved in putting together DA's and flipping these in Melbourne and Perth. But this strategy is very much dependent on markets, best time is when markets are rising.

    Renovations - not a big fan, too much work. The big money here is usually the higher end product, which comes with higher risk.

    Have Developed - 3 and 4 town homes and villas, its a numbers game. Finding properties that make sense is probably a little challenging today??

    Also sourced sites where I could cut up the block into 2 and just sell off the land.

    There are many options but it just comes back to research and the numbers making sense. In Melb I used a town planner to determine how I could maximise the block.

    I like the idea of buying a property where you can retain home and build a new home at rear, you then have options of selling front home, or not build sell rear block, hold all... its dependent on numbers vs cash flow etc.. I think this could be a low risk strategy if you get the numbers right.

    It also comes down to what you are comfortable with.... nothing like getting your hands dirty, best way to learn. Get this right... rinse and repeat and you can continue making income streams and growing wealth.

    Not sure I would use BA for developing though, from my experience most don't really specialise in this area and you may end up getting the wrong advice

    MTR:)
     
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  10. Sackie

    Sackie Well-Known Member

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    Another perspective.

    For someone with such strong financials, I would not be focusing on CF deals. If you want to build wealth I would be focusing on CG deals that are within the context of your risk profile.

    Personally I think all investing in speculative (some higher risk some lower) regardless if its for CF or for CG. There are many areas in Brisbane atm you can get good deals with a strong chance of CG and maybe add value potential as well.

    With the financials you have , there is no way on earth I would solely be leaning towards CF deals if you want a solid chance to build some good CG overt the next 15.
     
    Last edited: 6th Aug, 2018
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  11. Tonibell

    Tonibell Well-Known Member

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    This sould like reasonable an unbiased advice - which is pretty good for an advisor.

    Given you have a growing family I think getting a good PPOR in a good area is a great strategy - you could even stretch yourself more than you are intending to. It is a great tax fee investment and while it has little cashflow there are lots of other benefits.

    Getting a PPOR is still investing and increasing your future wealth.
     
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  12. Jane Ridder

    Jane Ridder Well-Known Member

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    I agree @Tonibell . Though it's unclear why an smsf would be out of the question.
     
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  13. Kel

    Kel Member

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    Hey Euro
    Have you looked into REITs?
    Essentially cash flow positive from the get go, with all maintenance on the tenant.
    It sounds like a similar strategy to what you are doing.
    The only downside is lack of leverage....
     
  14. Tonibell

    Tonibell Well-Known Member

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    For some people a smsf is more trouble then it is worth. We have had one for over 15 years but probably would have been better with an industry fund - lots of admin and decisions without corresponding better performance.

    But then others would have done better.
     
  15. euro73

    euro73 Well-Known Member Business Member

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    :) which means its not really like what I'm doing :) But yes, dividend reinvestment of itself is a potent way to create wealth over the long term - no doubt. Completely agree. And if this were a share forum or an ETF forum or an LIC forum I might be writing about such things. ...but This Is Property Chat Meme 1 .png
     
    Last edited: 6th Aug, 2018
  16. Fargo

    Fargo Well-Known Member

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    You can get leverage with an REIT or managed propert fund, with a margin loan . You may even be able to get more leverage than NRAS with a 100% LVR pre purchase agreement . Not that you need to with a REIT like RFF. That has doubled every 2 years and gives a dividend yield of 15% on the price 4 years ago, but even the dividend of 5% on current price is very satisfactory. REITs are much more simple, hassle free, more liquid, you can take some profit whenever you want.
     
  17. Kel

    Kel Member

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    As well as being diversified, having long term tenants and no maintenance
    With generally 3 per cent rent increases each year...
     
  18. euro73

    euro73 Well-Known Member Business Member

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    Margin Loan? 100% LVR? cough cough....

    No doubt equities and REIT's are more liquid that resi or commercial property. But arguing you can employ leverage the same way is misleading.

    The REIT you mentioned has done nothing for a year

    Code Date Open High Low Close Volume Value Trades
    RFF 7/8/17 1.975 1.99 1.94 1.95 508519 994882.306 581
    RFF 8/8/17 1.97 1.98 1.94 1.94 646736 1266188.12 878
    RFF 9/8/17 1.98 2.02 1.96 1.96 1126999 2225768.825 1231
    RFF 10/8/17 1.99 1.995 1.97 1.975 428065 849114.538 972
    RFF 11/8/17 1.98 2.01 1.965 1.965 408352 810315.801 521
    RFF 14/8/17 1.985 2.05 1.98 2.01 418498 838144.152 757
    RFF 15/8/17 2.01 2.05 2 2.02 323848 654704.8 633
    RFF 16/8/17 2.04 2.08 2.02 2.02 388910 794503.895 268
    RFF 17/8/17 2.05 2.07 2.02 2.04 279789 571698.27 405
    RFF 18/8/17 2.03 2.06 2.02 2.06 350186 714748.485 475
    RFF 21/8/17 2.06 2.13 2.06 2.1 298256 625070.05 460
    RFF 22/8/17 2.11 2.13 2.09 2.1 516359 1088791.95 532
    RFF 23/8/17 2.1 2.12 2.07 2.09 542952 1135890.39 864
    RFF 24/8/17 2.09 2.09 2.07 2.07 324730 675999.23 426
    RFF 25/8/17 2.08 2.1 2.07 2.07 348866 727760.59 251
    RFF 28/8/17 2.08 2.09 2.06 2.09 298258 619390.08 338
    RFF 29/8/17 2.09 2.09 2.06 2.08 245500 509134.295 349
    RFF 30/8/17 2.08 2.09 2.07 2.08 369572 769641.065 757
    RFF 31/8/17 2.09 2.2 2.08 2.17 871692 1867059.63 1213
    RFF 1/9/17 2.18 2.23 2.16 2.2 672835 1476482.585 1492
    RFF 4/9/17 2.21 2.21 2.1 2.11 921625 1992523.69 1439
    RFF 5/9/17 2.16 2.17 2.11 2.15 880656 1893568.995 1083
    RFF 6/9/17 2.16 2.22 2.16 2.19 766223 1684407.35 922
    RFF 7/9/17 2.21 2.28 2.2 2.23 749217 1677268.39 903
    RFF 8/9/17 2.26 2.28 2.23 2.25 602961 1360311.42 1271
    RFF 11/9/17 2.28 2.29 2.23 2.23 1573707 3545430.505 988
    RFF 12/9/17 2.25 2.3 2.25 2.26 982589 2235722.68 1199
    RFF 13/9/17 2.27 2.28 2.27 2.28 1398188 3180983.215 1111
    RFF 14/9/17 2.28 2.29 2.25 2.27 801872 1819923.465 815
    RFF 15/9/17 2.27 2.27 2.22 2.22 6394105 14240107.2 1110
    RFF 18/9/17 2.28 2.28 2.2 2.2 948837 2115236.665 1840
    RFF 19/9/17 2.19 2.21 2.15 2.17 570575 1240262.195 801
    RFF 20/9/17 2.19 2.22 2.16 2.19 492461 1072898.985 1200
    RFF 21/9/17 2.19 2.21 2.16 2.18 341049 742949.755 710
    RFF 22/9/17 2.18 2.22 2.14 2.2 304010 664791.63 678
    RFF 25/9/17 2.2 2.23 2.2 2.21 395310 876529.645 860
    RFF 26/9/17 2.21 2.23 2.18 2.22 310838 683538.085 603
    RFF 27/9/17 2.23 2.23 2.15 2.2 382608 835662.59 1277
    RFF 28/9/17 2.2 2.26 2.16 2.18 267382 585767.38 332
    RFF 29/9/17 2.18 2.185 2.14 2.16 261596 564779.25 316
    RFF 2/10/17 2.14 2.15 2.07 2.15 545410 1148238.87 957
    RFF 3/10/17 2.15 2.15 2.08 2.09 454226 956539.21 643
    RFF 4/10/17 2.11 2.15 2.09 2.13 420942 892364.765 834
    RFF 5/10/17 2.13 2.14 2.1 2.12 214368 454476.12 611
    RFF 6/10/17 2.1 2.16 2.1 2.16 471201 1007938.25 765
    RFF 9/10/17 2.16 2.16 2.09 2.12 310984 657917.95 379
    RFF 10/10/17 2.12 2.14 2.09 2.11 357618 755017.33 774
    RFF 11/10/17 2.1 2.16 2.09 2.12 339561 721572.97 896
    RFF 12/10/17 2.15 2.17 2.11 2.11 350287 749528.22 807
    RFF 13/10/17 2.15 2.17 2.12 2.14 237503 508529.69 550
    RFF 16/10/17 2.12 2.17 2.11 2.12 264004 564161.35 567
    RFF 17/10/17 2.13 2.16 2.1 2.1 459288 975748.89 902
    RFF 18/10/17 2.11 2.14 2.1 2.13 448947 949631.665 483
    RFF 19/10/17 2.13 2.13 2.1 2.13 124136 262722.98 370
    RFF 20/10/17 2.13 2.14 2.1 2.1 424469 899148.255 726
    RFF 23/10/17 2.11 2.12 2.09 2.1 745294 1568182.56 630
    RFF 24/10/17 2.12 2.14 2.11 2.12 319226 678735.73 764
    RFF 25/10/17 2.13 2.19 2.12 2.15 599945 1289412.93 857
    RFF 26/10/17 2.16 2.19 2.16 2.17 364886 792370.765 769
    RFF 27/10/17 2.17 2.19 2.14 2.15 876564 1902833.345 981
    RFF 30/10/17 2.17 2.2 2.165 2.18 574946 1257819.745 989
    RFF 31/10/17 2.18 2.27 2.18 2.21 328212 729356.165 1161
    RFF 1/11/17 2.24 2.26 2.2 2.25 436438 970865.245 1202
    RFF 2/11/17 2.25 2.26 2.21 2.24 329473 737739.075 937
    RFF 3/11/17 2.24 2.25 2.2 2.2 405801 900886.025 676
    RFF 6/11/17 2.24 2.24 2.2 2.22 159251 354614.72 439
    RFF 7/11/17 2.22 2.25 2.22 2.23 219669 491921.175 682
    RFF 8/11/17 2.23 2.25 2.23 2.24 556984 1245808.775 796
    RFF 9/11/17 2.24 2.26 2.22 2.24 281614 629430.38 1350
    RFF 10/11/17 2.24 2.24 2.22 2.23 256949 573075.15 620
    RFF 13/11/17 2.24 2.245 2.225 2.23 309484 692112.015 447
    RFF 14/11/17 2.23 2.24 2.22 2.22 287566 640925.42 566
    RFF 15/11/17 2.22 2.25 2.205 2.22 388832 865406.525 862
    RFF 16/11/17 2.22 2.26 2.22 2.24 270138 606271.705 589
    RFF 17/11/17 2.25 2.26 2.24 2.26 886072 1990179.52 695
    RFF 20/11/17 2.26 2.26 2.23 2.26 185299 417270.385 640
    RFF 21/11/17 2.26 2.29 2.25 2.26 314090 713559.115 734
    RFF 22/11/17 2.27 2.29 2.27 2.29 367929 839340.915 741
    RFF 23/11/17 2.29 2.3 2.27 2.29 221020 504744.335 392
    RFF 24/11/17 2.28 2.3 2.28 2.3 192303 439907.48 465
    RFF 27/11/17 2.3 2.35 2.29 2.33 240859 558254.17 914
    RFF 28/11/17 2.35 2.36 2.32 2.32 620141 1453561.96 453
    RFF 29/11/17 2.33 2.43 2.33 2.39 482926 1148047.58 663
    RFF 30/11/17 2.39 2.44 2.39 2.41 332880 800889.48 431
    RFF 1/12/17 2.4 2.41 2.36 2.4 261696 626080.59 580
    RFF 4/12/17 2.4 2.42 2.39 2.42 424341 1022395 574
    RFF 5/12/17 2.42 2.44 2.36 2.39 227264 547274.675 651
    RFF 6/12/17 2.42 2.45 2.35 2.44 224497 540345.345 627
    RFF 7/12/17 2.44 2.45 2.4 2.4 229131 556249.35 551
    RFF 8/12/17 2.4 2.425 2.36 2.38 251509 602362.97 520
    RFF 11/12/17 2.4 2.4 2.31 2.37 253939 597730.32 425
    RFF 12/12/17 2.35 2.37 2.3 2.33 324115 753625.795 620
    RFF 13/12/17 2.33 2.33 2.28 2.28 346052 793355.575 504
    RFF 14/12/17 2.31 2.31 2.24 2.29 534006 1218177.645 659
    RFF 15/12/17 2.26 2.3 2.26 2.27 106832 243401.21 263
    RFF 18/12/17 2.27 2.32 2.27 2.27 350990 801425.065 553
    RFF 19/12/17 2.28 2.31 2.24 2.24 540735 1225102.8 322
    RFF 20/12/17 2.24 2.305 2.2 2.3 645686 1453425.77 982
    RFF 21/12/17 2.25 2.32 2.25 2.28 258945 591434.525 624
    RFF 22/12/17 2.28 2.315 2.27 2.28 183527 420937.455 378
    RFF 27/12/17 2.28 2.33 2.275 2.31 308818 709955.88 941
    RFF 28/12/17 2.28 2.3 2.26 2.29 150096 342555.615 852
    RFF 29/12/17 2.3 2.35 2.27 2.31 249619 575525.525 647
    RFF 2/1/18 2.32 2.35 2.3 2.33 208140 484421.425 548
    RFF 3/1/18 2.34 2.385 2.32 2.32 294634 689816.905 599
    RFF 4/1/18 2.33 2.4 2.33 2.34 304833 717826.84 520
    RFF 5/1/18 2.35 2.41 2.35 2.39 528117 1257096.06 653
    RFF 8/1/18 2.39 2.4 2.32 2.34 495951 1174696.7 1018
    RFF 9/1/18 2.33 2.34 2.3 2.3 204240 472628.775 645
    RFF 10/1/18 2.32 2.33 2.27 2.27 366275 841446.645 340
    RFF 11/1/18 2.27 2.28 2.25 2.27 247867 560632.14 428
    RFF 12/1/18 2.26 2.3 2.26 2.26 129952 295981.08 314
    RFF 15/1/18 2.27 2.29 2.25 2.25 206470 467094.65 342
    RFF 16/1/18 2.25 2.3 2.25 2.28 400193 908459.71 363
    RFF 17/1/18 2.28 2.34 2.25 2.25 419500 964765.925 503
    RFF 18/1/18 2.26 2.27 2.25 2.25 233492 526486.565 391
    RFF 19/1/18 2.25 2.28 2.25 2.27 139722 315930.105 438
    RFF 22/1/18 2.27 2.27 2.21 2.23 211356 471226.465 406
    RFF 23/1/18 2.23 2.23 2.15 2.16 505317 1104182.885 712
    RFF 24/1/18 2.18 2.22 2.17 2.2 242797 533435.775 369
    RFF 25/1/18 2.2 2.21 2.17 2.19 158238 346540.48 333
    RFF 29/1/18 2.21 2.21 2.11 2.11 532892 1143820.715 861
    RFF 30/1/18 2.1 2.15 2 2.15 1321369 2736620.965 1005
    RFF 31/1/18 2.11 2.19 2.1 2.19 308472 665823.855 356
    RFF 1/2/18 2.17 2.19 2.12 2.12 451228 971714.935 662
    RFF 2/2/18 2.1 2.15 2.1 2.12 391714 829711.51 665
    RFF 5/2/18 2.08 2.1 2.03 2.06 520323 1074700.665 681
    RFF 6/2/18 2.01 2.06 2 2.06 848668 1717397.47 927
    RFF 7/2/18 2.08 2.13 2.06 2.06 398736 837294.15 633
    RFF 8/2/18 2.06 2.1 2.05 2.05 299974 619361.75 397
    RFF 9/2/18 2.05 2.09 2.02 2.06 251866 517309.095 313
    RFF 12/2/18 2.06 2.06 2.03 2.05 165495 339303.775 274
    RFF 13/2/18 2.06 2.09 2.03 2.03 254742 519434.29 383
    RFF 14/2/18 2.05 2.07 2.03 2.04 250713 513871.615 198
    RFF 15/2/18 2.04 2.07 2.04 2.07 103319 211654.14 214
    RFF 16/2/18 2.07 2.08 2.04 2.04 262769 541337.02 235
    RFF 19/2/18 2.06 2.1 2.03 2.07 160537 331303.73 210
    RFF 20/2/18 2.08 2.1 2.01 2.01 349962 719470.025 397
    RFF 21/2/18 2.05 2.1 2.02 2.1 237566 491633.55 452
    RFF 22/2/18 2.08 2.1 2.03 2.04 255643 525896.665 402
    RFF 23/2/18 2.06 2.12 2.06 2.12 171684 360052.29 401
    RFF 26/2/18 2.13 2.15 2.1 2.1 439297 934636.555 627
    RFF 27/2/18 2.11 2.14 2.09 2.14 284633 600182.6 388
    RFF 28/2/18 2.15 2.15 2.08 2.13 192842 406028.27 554
    RFF 1/3/18 2.13 2.13 2.07 2.11 193731 406135.79 291
    RFF 2/3/18 2.08 2.11 2.06 2.06 134979 280148.45 204
    RFF 6/3/18 2.07 2.1 2.06 2.07 75432 157223.185 224
    RFF 7/3/18 2.09 2.1 2.05 2.08 208075 431779.445 350
    RFF 8/3/18 2.09 2.14 2.09 2.13 155490 328348.36 558
    RFF 9/3/18 2.11 2.14 2.11 2.13 230247 487216.635 298
    RFF 12/3/18 2.14 2.14 2.1 2.14 144897 307655.985 217
    RFF 13/3/18 2.15 2.19 2.14 2.16 280123 605108.98 431
    RFF 14/3/18 2.16 2.25 2.16 2.25 431140 956695.96 545
    RFF 15/3/18 2.25 2.27 2.24 2.27 306841 692367.725 538
    RFF 16/3/18 2.27 2.32 2.255 2.32 646730 1477799.784 1240
    RFF 19/3/18 2.32 2.325 2.29 2.29 512840 1179866.73 549
    RFF 20/3/18 2.29 2.3 2.26 2.27 379219 865053.655 562
    RFF 21/3/18 2.27 2.29 2.22 2.29 186139 419646.055 458
    RFF 22/3/18 2.25 2.29 2.22 2.24 139960 313828.32 468
    RFF 23/3/18 2.25 2.25 2.2 2.24 115684 256479.45 467
    RFF 26/3/18 2.23 2.25 2.22 2.23 144697 323147.26 236
    RFF 27/3/18 2.24 2.28 2.22 2.26 382222 859740.12 408
    RFF 28/3/18 2.27 2.28 2.21 2.25 134794 302661.64 250
    RFF 29/3/18 2.24 2.28 2.24 2.25 163073 367795.185 143
    RFF 3/4/18 2.24 2.25 2.18 2.2 173832 383648.505 320
    RFF 4/4/18 2.2 2.24 2.18 2.24 155837 343240.59 193
    RFF 5/4/18 2.23 2.24 2.2 2.2 86436 191415.925 212
    RFF 6/4/18 2.23 2.24 2.2 2.2 157804 349474.055 163
    RFF 9/4/18 2.21 2.26 2.205 2.23 103655 231170.95 173
    RFF 10/4/18 2.24 2.27 2.23 2.24 105716 238118.245 453
    RFF 11/4/18 2.25 2.26 2.19 2.2 115364 256557.785 161
    RFF 12/4/18 2.19 2.22 2.185 2.22 161425 355575.385 200
    RFF 13/4/18 2.2 2.23 2.19 2.19 76031 167678.255 159
    RFF 16/4/18 2.2 2.22 2.16 2.2 152062 333161.67 231
    RFF 17/4/18 2.19 2.21 2.17 2.18 241850 530002.525 350
    RFF 18/4/18 2.19 2.21 2.16 2.18 185779 406081.46 483
    RFF 19/4/18 2.2 2.2 2.135 2.14 292153 632448.555 349
    RFF 20/4/18 2.15 2.195 2.15 2.17 185847 403172.355 427
    RFF 24/4/18 2.13 2.15 2.11 2.15 208234 443038.64 513
    RFF 26/4/18 2.13 2.15 2.11 2.13 162890 347250.065 395
    RFF 27/4/18 2.14 2.15 2.12 2.13 83831 178809.61 232
    RFF 30/4/18 2.12 2.13 2.11 2.13 206455 438297.93 157
    RFF 1/5/18 2.12 2.13 2.11 2.13 164436 348570.57 163
    RFF 2/5/18 2.13 2.13 2.1 2.13 266827 565192.28 338
    RFF 3/5/18 2.13 2.13 2.1 2.11 267160 563174.925 362
    RFF 4/5/18 2.12 2.12 2.08 2.08 262891 550549.495 220
    RFF 7/5/18 2.09 2.12 2.08 2.12 268694 564875.675 845
    RFF 8/5/18 2.12 2.12 2.03 2.05 562213 1160783.635 584
    RFF 9/5/18 2.08 2.1 2.07 2.09 354217 738510.47 278
    RFF 14/5/18 2.07 2.07 2.05 2.06 118603 244399.91 298
    RFF 15/5/18 2.06 2.07 2.01 2.05 611590 1245350.96 670
    RFF 16/5/18 2.02 2.05 2 2.01 429753 870250.98 350
    RFF 17/5/18 2.02 2.03 2 2.01 623760 1258438 483
    RFF 24/5/18 2.12 2.15 2.12 2.15 102188 218458.3 215
    RFF 25/5/18 2.14 2.15 2.11 2.13 219025 464951.565 226
    RFF 28/5/18 2.13 2.15 2.12 2.14 195450 416949.945 359
    RFF 29/5/18 2.12 2.14 2.11 2.13 194141 412646.935 425
    RFF 30/5/18 2.13 2.14 2.11 2.13 76909 163293.25 160
    RFF 31/5/18 2.12 2.14 2.1 2.13 184451 390858.545 242
    RFF 1/6/18 2.12 2.14 2.08 2.1 205104 431013.17 207
    RFF 4/6/18 2.11 2.12 2.09 2.11 241887 510249.415 583
    RFF 5/6/18 2.1 2.12 2.09 2.1 159576 335541.705 323
    RFF 6/6/18 2.1 2.12 2.1 2.1 160659 338114.43 218
    RFF 7/6/18 2.11 2.12 2.1 2.11 100557 211835.645 111
    RFF 8/6/18 2.11 2.13 2.1 2.13 114824 243074.635 168
    RFF 12/6/18 2.13 2.13 2.08 2.08 156619 329267.365 160
    RFF 13/6/18 2.09 2.11 2.08 2.1 60600 126827.445 144
    RFF 14/6/18 2.11 2.12 2.09 2.12 130959 276524.965 285
    RFF 15/6/18 2.13 2.15 2.1 2.15 353987 757785.14 239
    RFF 18/6/18 2.15 2.17 2.12 2.17 283776 610031.81 521
    RFF 19/6/18 2.17 2.2 2.15 2.2 242593 528166.005 359
    RFF 20/6/18 2.19 2.2 2.13 2.13 262157 569174.92 217
    RFF 21/6/18 2.18 2.18 2.11 2.12 192407 408806.665 386
    RFF 22/6/18 2.13 2.18 2.12 2.14 176712 378704.915 351
    RFF 26/6/18 2.18 2.18 2.14 2.17 75722 163473.275 259
    RFF 27/6/18 2.17 2.18 2.13 2.17 193308 417097.54 144
    RFF 28/6/18 2.15 2.15 2.11 2.15 192595 409833.84 487
    RFF 29/6/18 2.12 2.13 2.1 2.12 162440 343937.415 274
    RFF 2/7/18 2.13 2.14 2.11 2.12 177999 377892.045 156
    RFF 3/7/18 2.14 2.15 2.11 2.11 123255 262244.895 256
    RFF 4/7/18 2.12 2.13 2.115 2.12 145819 309704.91 143
    RFF 5/7/18 2.12 2.13 2.09 2.09 202166 426057.94 211
    RFF 6/7/18 2.12 2.12 2.1 2.12 103555 218886.3 81
    RFF 9/7/18 2.12 2.12 2.06 2.1 271642 567140.74 123
    RFF 10/7/18 2.09 2.1 2.06 2.07 214634 445766.23 138
    RFF 11/7/18 0 0 0 2.07 0 0 0
    RFF 12/7/18 0 0 0 2.07 0 0 0
    RFF 13/7/18 2.1 2.14 2.08 2.1 993763 2096457.105 788
    RFF 16/7/18 2.11 2.11 2.01 2.02 1371911 2829853.88 890
    RFF 17/7/18 2.02 2.05 2.02 2.02 607799 1237099.63 419
    RFF 18/7/18 2.04 2.05 2.02 2.04 1472378 2997384.04 449
    RFF 19/7/18 2.05 2.05 2.04 2.05 882875 1803631.165 324
    RFF 20/7/18 2.04 2.05 2.03 2.05 235182 480455.35 259
    RFF 24/7/18 2.04 2.05 2.02 2.02 803302 1630096.985 330
    RFF 25/7/18 2.03 2.03 2.01 2.03 227769 460685.235 261
    RFF 26/7/18 2.02 2.03 2 2 828528 1662909.9 524
    RFF 27/7/18 2 2.01 1.995 2.01 1394176 2789249.832 240
    RFF 30/7/18 2.01 2.02 2 2 360755 723756.805 205
    RFF 31/7/18 2.01 2.01 2 2 447805 897291.105 539
    RFF 1/8/18 2.02 2.02 1.995 2 519514 1039886.848 447
    RFF 2/8/18 2 2.01 1.99 1.99 580034 1160647.855 443
    RFF 3/8/18 2 2 1.98 1.98 618858 1231179.466 430
    RFF 6/8/18 2 2 1.945 1.945 956499 1878471.261 753
     
  19. euro73

    euro73 Well-Known Member Business Member

    Joined:
    18th Jun, 2015
    Posts:
    6,125
    Location:
    The beautiful Hills District, Sydney Australia
    Screen Shot 2018-08-06 at 8.22.44 pm.png
     
  20. euro73

    euro73 Well-Known Member Business Member

    Joined:
    18th Jun, 2015
    Posts:
    6,125
    Location:
    The beautiful Hills District, Sydney Australia
    Thanks for bringing it to my attention though... might stick a few bucks in it :)