“Hi <Client Name>,

Thanks for your message.

These are some great questions, and I thought it would be more helpful to give you the full behind-the-scenes process of how we assess both markets and properties across Australia.

Our process is multi-layered and research-led, starting from the city level, narrowing through the SA3, then to the suburb and individual property level. At each stage, we consider a wide set of indicators across supply, demand, demographics, infrastructure, affordability, and long-term growth performance. This ensures we’re not relying on just one or two data points, but instead building a complete picture of the market and what drives it.

If a suburb doesn’t make the cut, it’s because one or more of these moving parts don’t meet our benchmark, and there are stronger alternatives available. This is why we don’t buy in every suburb, our framework is consistent, back-tested, and designed to stack the odds in your favour. However, it’s also important not tighten the scope too small and only focus on one or two suburbs, or it could be many months of letting great deals go past that are perfect fits for your portfolio.

Once we’re in an approved market, we go a level deeper. Every property is then reviewed against our 21-point due diligence checklist, a framework we’ve built through years of analysis, market testing, and real-world outcomes. This checklist helps us eliminate properties that may appear good on the surface but carry long-term performance risks due to location-specific or physical factors. We’re not just looking for any property, we’re always looking for the right one for your portfolio growth and/or potential sale in the future.

(Edit if required) Regarding the property you mentioned, this failed our checks due to <Insert reason>. Our acquisitions team scans every listing in our buying markets twice a day, and we filter hundreds to thousands of properties daily, across the nation. So you can rest assured that there's no need for you to take the time out of your busy schedule to send or double-check on properties. If it were suitable, passed all of our due diligence checks, and aligned with your brief and strategy, it would have already been presented to you.

We’re committed to finding you the best-fit asset that aligns with your strategy and stands the test of time, and we’ll be in touch as soon as we find it.”

“Hi <Client Name>

Thanks for sharing this one through.

This particular property didn’t make it past our checks, which is why it hasn’t been presented. Here’s why:

[Insert specific reason – e.g., location risk, layout issue, proximity to undesirable features, etc.]

I want to reassure you that our team is reviewing every single opportunity in your approved buying regions, including new listings twice a day, and off-market properties that are shared with us through our agent network.

If it’s online, we’ve seen it. If it’s promising, we’ve reviewed it. If it’s a match, we’ll present it!

We completely understand the urge to go searching, but one of the biggest advantages of working with us is that you don’t have to spend your time combing through listings or second-guessing what’s worth pursuing. That’s exactly what we’re here for, to present you the best quality properties.

We’re not just reviewing for fit, we’re running every property through a detailed 20+ point due diligence process, backed by data and research, to ensure you’re getting the right asset with long-term performance potential.

If a property isn’t suitable, we don’t waste our time, we move on to finding the one that does. And as always, I’ll continue sharing regular updates every fortnight on how things are tracking.

We’re committed to finding you the best-fit asset that aligns with your strategy and stands the test of time, and we’ll be in touch as soon as we find it.”

Hi <Client Name>,

Thanks for your message.

Great question, and I’d love to give you some insight into how we approach location analysis as part of our research-led process.

We don’t just look at suburb-level data in isolation. Instead, we start by analysing markets at the SA3 level, a cluster of suburbs that form a meaningful and statistically reliable region. This is because suburb-level data alone can be quite volatile and misleading due to smaller sample sizes or short-term fluctuations. By assessing the broader SA3 first, we can get a clearer, more stable view of overall trends in supply, demand, demographics, and price growth performance.

Once an SA3 passes our criteria, we then drill down into individual suburbs. From there, we exclude any suburbs that aren’t following the same positive trends, whether due to oversupply, underperformance, or specific risk factors. This layered approach helps us identify high-quality pockets within a proven area, while accurately filtering out the noise.

If you’re after the SA3-level data, our research reports contain a lot of this detail, including our reasoning and market metrics.

It’s also important to note that we are constantly monitoring, tracking, and updating our data. Markets shift, so our approved suburb list is ever evolving. We’ve built our process to stay agile and up-to-date, ensuring clients are only ever presented with opportunities that meet our current standards.

Lastly, as part of our intellectual property, we don’t publicly distribute a list of suburbs. This allows us to maintain a competitive edge to protect all of our clients while preserving the integrity of our research methodology.

Let me know if you’d like to explore any part of the research report in more detail.

When it comes to buying investment properties, we typically avoid auctions for a few key reasons:

With that said, we do explore auctions for clients who are:

If that sounds like something you’re open to, let us know and we can assess each opportunity carefully and explore it together.

Hi <Client name>,

Thanks again for your patience. I just wanted to take a moment to walk you through where things are at with your property search so we’re both on the same page. I’ll also explain why the process can sometimes take time, and where we go from here.

We kicked off your search in [Month], so it’s been about [X weeks], and I completely understand how that can start to feel like a long time. I’ve been through this process myself, and I know how much patience it takes to do everything right, identify the right markets, run the due diligence and still potentially miss out on opportunities due to factors outside of our control.

That said, you’re still well within our standard timeframe. As we always aim to set upfront, our typical buying window is 2 to 4 months. Compared to individuals and even many other buyers agents who usually take 4 to 6 months or longer, often needing to refresh pre-approvals multiple times, we’re still tracking solidly.

It’s also important to note that we’re currently operating in a historically low stock market. There’s significantly less volume than what we’d expect in a normal cycle, which has a real impact on the pace of the search.

But most importantly, we’re staying true to the strict quality standards that underpin our strategy. Could we loosen our due diligence and present properties faster? Absolutely. But that would mean compromising on long-term performance, and that’s something we’re not willing to do in your best interest.

You engaged us because of our track record and the way we do things differently. Our clients stay with us for multiple purchases because they get quality assets that grow well, scale into portfolios, and help achieve long-term goals. That only happens with patience and precision.

We don’t cut corners, and we never will.

That’s also why it’s worth noting the constraints we’re working with. With your budget of $[X] and the yield requirement of [X%], our search is limited to just a handful of markets and opportunities that can deliver both. If you’re open to adjusting either the yield requirement or the price point slightly, it would allow us to expand the search zone and potentially create more options. Let me know your thoughts on that.

Please know that we share your urgency and want the same outcome as you. Our team is working relentlessly behind the scenes every day to find you the right asset, and the right asset is worth the wait.

Next steps from here:

Let me know if you’d like to jump on a call to talk it through.

Appreciate your trust in the process, we’re in your corner.

Great question, and I’d love to give you a quick look behind the scenes at how our search process works.

We have a dedicated online team that scans all major property portals twice a day, reviewing every new listing across our approved buying areas. On top of that, our acquisitions team of 20+ makes hundreds of calls each week to agents nationwide, sourcing pre-market and off-market opportunities that never hit the public domain.

Every property whether found online or sourced through agent calls, goes through our strict 20+ point due diligence process. Only those that meet our quality, strategy fit, and location benchmarks are shortlisted. From there, we match properties to clients based on alignment with their brief, price point, yield requirements, and overall portfolio strategy.

So if you’ve seen something online that fits your brief, rest assured:

Our team would have already reviewed it

If it passed our checks and was right for your strategy, it would have already been shared with you

The reality is that most listings are ruled out due to risk factors or quality concerns, whether that’s layout, location features, market performance indicators, or long-term scalability.

You can feel confident knowing we’re on top of the search and filtering rigorously, so you only see the very best. That way, you don’t need to spend your own time trawling listings, it’s all handled for you.

I hope that gives you the confidence and understanding of the work in the background, and we’ll keep you posted as always.

Hey <Client Name>, more declined options can be shown, but it's basically just a list of properties that aren't passing our due diligence and properties we would not be purchasing. This wouldn't provide much value to you or your time.

We would rather spend our time searching and looking for assets for you rather than combing through a list of declined properties. We recently assessed the number of properties we are rejecting and for the past few months, this has been between 95-98% of properties that we come across that are not passing all of our checks.

We are absolutely focusing on the agreed areas that we have your search in as a top priority, but naturally, we are at the mercy of the stock that is available given the current low stock market conditions.

Your search is a top priority and we appreciate your patience. I'm confident we are close to nailing you the right asset soon!

We allocate one property per client as we don’t want multiple clients bidding up the price, and we base our allocations with your requirements and strategy in mind.

While this would have been very possible a few years ago, given the stock levels right now combined with our due diligence checks, there aren’t a whole list of properties that we can present to you as great opportunities.

We present the properties that tick all of the boxes for you in terms of your requirements and strategy, and the way to think about it is that if it doesn’t tick a box for you, that’s fine, we can move on to continue the search for the next one and go on the journey further refining until we find the right asset for you.

Totally understand where you’re coming from, it’s natural to feel a bit disheartened when we’ve had a few near misses. But just to give you some perspective, our typical timeframes for a successful purchase sit between 2–4 months, and we’re still tracking well within that range.

One of the key reasons we sometimes miss out is that we’re not just following the herd or jumping in with the crowd like many owner-occupiers often do. We’re deliberately holding the line on quality and correlated value, and ensuring you don’t overpay, especially in a market where emotional buying is common for high quality assets. This is about getting the right asset for your portfolio, not just any asset, and ensuring the value is aligned from what we pay, and what it’s actually worth.

That said, we’re seeing more strong opportunities coming through right now, and our on-the-ground relationships with agents are putting us in a great position to spot them early and negotiate well when the right one appears.

So while it’s frustrating to miss out, it’s often a sign we’re doing the right thing, holding firm, staying disciplined, and working toward a purchase you can feel confident in for years to come.

We’re getting close, and we’re staying sharp on your behalf to make it happen.