Finance This, Property That

Dion Fernandes
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Finance This, Property That is your go-to podcast for expert insights and advice on building wealth through property investment. Hosted by, Dion Fernandes, a seasoned finance professional with over 13 years of experience, each episode delves into the intricacies of property purchasing, offering valuable tips and strategies for those looking to create wealth through real estate.From basic questions to advanced technicalities, Dion brings on trusted advisors and specialists in their fields to provide listeners with practical knowledge and actionable steps. Whether you're a first-time buyer, a seasoned investor or simply looking to expand your property portfolio, Finance This, Property That is here to empower and educate you every step of the way.

  1. Aug 26

    Episode 106: A $3 Million Home With No Debt Can Still Limit Your Options

    Being debt-free sounds like the ultimate financial position, but it does not always mean you are financially flexible. In episode 106 of Finance This, Property That, powered by Stratega Finance, Dion Fernandes shares a real client example involving a self-employed couple in their early 50s with a home worth around $3 million, no mortgage and approximately $2.5 million in super. On paper, they are in an incredibly strong position. The problem is that banks do not lend purely based on the assets you own. They also need to see sufficient income to service the debt. For self-employed people, this can create a major issue when they decide to slow down. The year you reduce your income may also be the year you finally have the time and headspace to pursue another property or investment opportunity, but by then your borrowing capacity may have already dropped. Dion explains why, for the right client, establishing a lending facility while income is still strong can create a valuable war chest for future opportunities. Structured correctly, a fully offset, interest-only facility can remain available without creating unnecessary interest costs while giving you access to funds when an opportunity appears. The key is planning before you need the money. Being debt-free can be a great goal, particularly on your home, but strategically structured debt can also help you build wealth, create passive income and maintain flexibility as your circumstances change. In This Episode Why owning a $3 million home outright does not guarantee borrowing capacityWhy banks assess both security and your ability to service debtThe borrowing trap self-employed people can face when their income dropsWhy the best time to arrange finance may be before you slow downCreating a fully offset, interest-only "war chest"How access to funds can improve speed and negotiating powerWhy cash offers can provide an advantage when purchasing propertyUnderstanding the difference between good debt and bad debtWhy being debt-free does not always equal financial flexibilityThe importance of having a finance strategy and property roadmapWhy finance needs to be structured and executed in the right sequenceEpisode Breakdown 00:00 - The client with a $3 million debt-free home 00:45 - Why being asset rich does not guarantee borrowing capacity 01:25 - The self-employed income trap 02:00 - Setting up finance before your income changes 02:35 - Building a fully offset "war chest" 03:10 - Speed, cash offers and negotiating power 03:45 - Why borrowing capacity is based on provable income 04:15 - Good debt, bad debt and building wealth 04:50 - Strategy, structure and creating a property roadmap 05:20 - How Stratega Finance approaches client planning The information provided in this podcast is general in nature and does not take into consideration your personal circumstances. Seek appropriate professional advice before making financial decisions. Learn more about Stratega Finance: [www.strategafinance.com.au](www.strategafinance.com.au) Follow Stratega Finance: @stratega.finance Connect with Dion Fernandes on LinkedIn.

  2. Aug 19

    Episode 105: Asset Finance Is More Than Just Getting a Car Loan

    In this episode of Finance This, Property That, Dion Fernandes sits down with Scott Knight from Motorlend to unpack the world of asset finance and why getting the structure right can make a major difference for business owners. Scott explains how asset finance goes well beyond simply financing a car. From utes and trucks to machinery, workshop equipment and even specialised business tools, the right finance strategy can help businesses preserve cash flow and prepare for future growth. They discuss why working with a broker can be very different from simply accepting finance offered at a dealership, particularly when future borrowing plans, lender policies and business growth need to be considered. The conversation also explores low-doc versus full-doc lending, why some lenders will finance above 100% of an asset's paper value, and how the age and type of an asset can determine which lenders are available. Dion and Scott also break down dealership offers advertising extremely low interest rates, including the deposits, shorter terms and balloon payments that can sit behind the headline rate. For business owners, one of the biggest takeaways is simple: get the finance sorted before signing the contract. Understanding your budget, borrowing capacity and lender options first can give you more confidence and prevent problems later. They finish with a discussion about EV finance, balloon payments and how buyers can think about potential resale value when structuring a vehicle loan. In This Episode How Motorlend approaches consumer and commercial asset financeWhy asset finance should be part of a wider business strategyFinancing vehicles, trucks, machinery and business equipmentWhy preserving business cash flow mattersEnd-of-financial-year asset purchases and tax misconceptionsHow lenders can finance more than 100% of an asset's paper valueLow-doc versus full-doc asset financeWhy lender policy matters as much as interest rateWhat is really behind dealership finance offers like 1.99%Why buyers should work out their budget before choosing the carThe importance of pre-approval before signing a contractHow asset age can affect lender selection and interest ratesFinance options for new and credit-impaired businessesRefinancing commercial and consumer asset loansUsing finance to improve business cash flowFinancing EVs and hybrid vehiclesChoosing an appropriate balloon paymentHow to estimate a vehicle's future resale value Episode Breakdown 00:00 - Meet Scott Knight from Motorlend 02:00 - Helping self-employed clients grow through asset finance 05:00 - Why a broker can offer more strategy than dealership finance 07:00 - End-of-financial-year purchases and tax misconceptions 08:30 - Financing above 100% of an asset's value 11:00 - Low-doc versus full-doc asset finance 15:00 - The truth behind 1.99% dealership finance offers 17:30 - Work out your budget before choosing the car 20:30 - Pre-approval and getting the order of operations right 23:30 - How asset age and lender policy affect your options 25:30 - Why the cheapest rate is not always the best strategy 29:00 - Refinancing loans and improving cash flow 32:00 - The unusual business assets that can be financed 34:00 - Financing Hiluxes, business vehicles and managing availability 35:45 - EV finance, interest-rate discounts and charging 38:15 - Balloon payments and avoiding overcapitalisation 40:00 - Estimating what your vehicle could be worth in five years 41:30 - Building the right finance team and episode wrap-up The information provided in this podcast is general in nature and does not take into consideration your personal circumstances. Seek appropriate professional advice before making financial decisions. Learn more about Stratega Finance: [www.strategafinance.com.au](http://www.strategafinance.com.au) Follow Stratega Finance: @stratega.finance Connect with Dion Fernandes on LinkedIn.

  3. Aug 12

    Episode 104: How to Get Your Cash Back Out of a Rooming House Deal

    In this episode of Finance This, Property That, Dion breaks down a common misunderstanding around using personal cash to fund a property purchase through a company or trust structure. A client believed he had simply used $500,000 of his own cash to purchase land and fund a future rooming house build. Structurally, however, that money may actually be treated as a director's loan, meaning the entity owes that money back to him. That distinction can become extremely important when the project is completed and the investor wants to refinance, release capital and move on to the next deal. Dion explains why lenders may be reluctant to provide unrestricted cash out on commercial and rooming house lending, but may consider funds being released for a clearly documented purpose, such as repaying a director's loan. The critical part is documentation. If the money contributed by the director has not been properly recorded on the balance sheet, it can make the eventual release of those funds significantly more difficult. Dion also explains why the finance strategy for a rooming house should start well before construction begins. Investors need to consider where the original contribution is coming from, how construction will be funded, what the finished lending position looks like and, most importantly, what the exit strategy will be. For investors looking to move from one rooming house project to the next, good structuring can be just as important as finding the right lender. In This Episode  Why paying cash into a trust or company may actually create a director's loan  What a director's loan means for the entity  Why commercial lenders want a clear purpose when releasing cash  How a refinance may potentially repay money you originally contributed  Why every contribution needs to be properly recorded  The importance of having the director's loan shown on the balance sheet  Why you should plan the exit before beginning construction  How construction finance and the eventual refinance need to work together  Why rooming house finance is often a structuring problem, not simply a lending problem  How the right funding stack can help position investors for their next project  Important: The information discussed in this episode is general in nature and is not accounting or tax advice. Speak with your accountant and relevant professional advisers about your individual circumstances. 00:00 - Introduction and the $500,000 cash example Dion introduces a client who planned to use $500,000 of personal funds to purchase land through a company or trust structure. 01:00 - Why the cash may actually be a director's loan The distinction between personally buying the property and lending money to the entity that owns it. 02:00 - Why this matters when refinancing How rooming house and commercial lenders assess cash-out requests, and why having a legitimate purpose for the funds can matter. 03:00 - No balance sheet record, no release Why personal contributions need to be properly documented and recorded as a director's loan if that is how the funds were provided. 04:00 - Using the refinance to repay your contribution How the completed property refinance may potentially repay the construction lender and some or all of the director's loan, subject to valuation, LVR and lender policy. 05:00 - Structure the exit before starting the deal Why investors should understand their construction funding, contribution strategy and eventual refinance before beginning the project. 06:00 - Building the right rooming house finance strategy Dion discusses Stratega Finance's experience with rooming house construction deals, portfolio planning and creating the right funding stack for future projects. Learn more about Stratega Finance: [www.strategafinance.com.au](http://www.strategafinance.com.au) Follow Stratega Finance: @stratega.finance Connect with Dion Fernandes on LinkedIn.

  4. Aug 5

    How We Overcame a $130,000 Rooming House Valuation Shortfall | Stratega Finance - Episode 103

    A rooming house valuation came in at risk of being approximately **$130,000 below the contract price**—but the deal was not necessarily dead. In this solo episode of *Finance This, Property That*, Dion Fernandes explains why rooming houses are valued differently from standard residential properties and how rental income, market evidence and capitalisation rates can significantly affect the final valuation. Dion breaks down how Stratega Finance worked with an independent property manager, selected an experienced commercial valuer and presented evidence of achievable market rents to support the property’s true income potential. The result? The property was valued at the contract price, allowing the clients to complete the purchase under the original numbers. In this episode: * Why rooming houses are valued based on income * How under-market rents created a potential $130,000 shortfall * Why comparable residential sales carry less weight * The importance of independent rental appraisals * How the right broker and valuer can protect a property deal * Why filling rooms quickly is not always the best financial decision * The importance of beginning with a clear finance strategy A valuation is ultimately an informed opinion. When you have strong evidence, accurate rental data and experienced professionals representing your position, that opinion may be challenged in the right circumstances. Learn more about Stratega Finance: [www.strategafinance.com.au](http://www.strategafinance.com.au) Follow Stratega Finance: @stratega.finance Connect with Dion Fernandes on LinkedIn. The information discussed in this podcast is general in nature and does not take into consideration your personal objectives, financial situation or individual circumstances. ## YouTube Chapters **00:00** Welcome to Stratega Finance **00:28** The rooming house valuation challenge **01:05** Restructuring the clients’ property portfolio **01:48** Purchasing the $1.435 million rooming house **02:25** Why the valuation was potentially $130,000 short **03:12** How rooming houses are valued differently **04:00** How under-market rents affect property value **04:43** Obtaining an independent rental appraisal **05:27** Selecting the right commercial valuer **06:10** Presenting evidence of achievable market rents **06:52** Getting the property valued at contract price **07:20** The biggest lessons for rooming house investors **07:45** Finance strategy, disclaimer and contact details ## Suggested Thumbnail Text **VALUATION $130K SHORT?** Alternative: **HOW WE SAVED THE DEAL**

  5. Jul 22

    Episode 102: How to Invest When the Market Is Fearful | Property, SMSFs & Strategy

    Suggested YouTube TitleHow to Invest When the Market Is Fearful | Property, SMSFs & Strategy | Ep 102 Part 2 YouTube Episode DescriptionIn Part 2 of Episode 102 of Finance This, Property That, Dion Fernandes brings the panel back together to move beyond the proposed budget changes and discuss what investors should actually do next. Joined by experts across property, accounting and financial planning, Dion explores where opportunities may be emerging, how buyers can negotiate more confidently and why fear in the market can create significant buying opportunities for investors who are properly prepared. The panel also takes a detailed look at self-managed super funds and property investment. They discuss when an SMSF property strategy may make sense, why cash flow and sustainability matter, and the dangers of setting one up simply because someone on social media said it was a good idea. The message throughout the episode is clear: slow down, understand your position and make decisions based on facts rather than fear or FOMO. In This Episode • Where property investors may find opportunities in a buyer’s market • Why properties with tenants, finance issues or building defects may be discounted • How buyers can negotiate stronger prices and safer contract terms • Why buying during periods of market fear can create opportunities • The importance of purchasing the right asset, not simply any asset • Debt recycling, ownership structures and long-term investment planning • When purchasing property through an SMSF may make sense • Why negatively geared SMSF properties can create cash flow problems • The servicing and personal borrowing impacts of supporting an SMSF • SMSF compliance, documentation, auditing and ongoing responsibilities • Why an SMSF is not a shortcut into the property market • The risks of rushing into new builds purely for tax deductions • How oversupplied housing estates can create resale and negative equity risks • Why low-deposit buyers need capital growth to refinance successfully • The importance of knowing your borrowing capacity and investment numbers • How to identify advice that may be influenced by commissions or product sales • Why your accountant, finance broker, financial planner and buyer’s agent need to communicate • The most important financial moves investors should consider over the next 30 to 90 days Key Takeaway There is no single strategy that works for every investor. Before buying property, restructuring your finances or establishing an SMSF, understand: • Your current financial position • Your borrowing capacity • The purpose of the investment • The quality and cash flow of the asset • The ownership structure • Your long-term goal • The risks involved • Whether the strategy is sustainable The best investment decisions are based on cold, hard facts rather than emotion, urgency or fear of missing out. Suggested YouTube Chapter Topics Introduction to Episode 102 Part 2 Moving from proposed budget changes to practical solutions. Finding Opportunities in a Buyer’s Market Identifying discounted properties and overlooked opportunities. Negotiating Better Property Deals Why buyers may now have more flexibility around price, finance and building inspections. Buying When the Market Is Fearful Why periods of uncertainty can create opportunities for organised investors. Choosing the Right Investment Strategy Property, shares, debt recycling and selecting the right ownership structure. Should You Buy Property Through an SMSF? When SMSF property investment may be appropriate and when it may not. The SMSF Cash Flow and Servicing Problem Why some SMSF property purchases require ongoing personal contributions. SMSF Compliance and Administration Audits, receipts, reporting obligations and the importance of staying organised. Avoiding SMSF FOMO Why setting up a fund based on social media advice or seminars can be dangerous. The Risk of Buying New Property Tax deductions, oversupply, resale limitations and negative equity. Low-Deposit Loans and Negative Equity Why capital growth is essential for borrowers trying to refinance out of low-deposit schemes. Know Your Numbers Borrowing capacity, affordability, asset quality and investment performance. Build the Right Advisory Team Getting finance, tax, property and investment professionals working together. The Best Move for the Next 90 Days Reviewing your starting position and identifying your logical next step. About Stratega Stratega helps clients make informed finance decisions by looking beyond the immediate loan and understanding the bigger financial strategy. Whether you are buying your first home, investing in property, restructuring debt or planning your next move, the goal is to ensure the finance supports where you want to go long term. The information discussed in this podcast is general in nature and does not take into consideration your personal financial circumstances. Before making financial, property, taxation or investment decisions, seek advice from an appropriately qualified professional. #FinanceThisPropertyThat #Stratega #PropertyInvestment

  6. Jul 15

    Episode 101 - Negative Gearing, CGT & Trust Changes: What Property Investors Need to Know

    Episode Overview In this episode of Finance This, Property That, Dion Fernandes is joined by a panel of experts to unpack the proposed changes affecting property investors, business owners and everyday Australians. Joining Dion are: Morgan – AccountantTroy – Financial PlannerChris – Buyer’s AgentDion Fernandes – Finance Strategist and Mortgage BrokerTogether, they examine how potential changes to negative gearing, capital gains tax and trust distributions could affect property structures, borrowing capacity, retirement planning and future investment decisions. Suggested Episode Structure 00:00 – Welcome to the New Stratega Finance Era Dion introduces the newly launched Stratega Finance brand and explains why this conversation will be divided into two parts. 02:00 – Don’t Make Decisions Based on Headlines The panel discusses why investors should avoid restructuring assets or changing strategies before legislation is officially passed. 05:00 – Proposed Trust Distribution Changes Morgan explains the potential introduction of a 30% minimum tax on trust distributions and why the impact could extend well beyond property investors. 09:00 – How Small Business Owners Could Be Affected The discussion turns to family trusts, operating companies, bucket companies and the structures commonly used by Australian small businesses. 13:00 – The Risk of Double Taxation The panel explores how distributions between trusts and companies could potentially result in tax being applied multiple times. 16:00 – Capital Gains Tax and Retirement Planning How proposed CGT changes could affect business owners and mum-and-dad investors who plan to sell assets and contribute the proceeds to superannuation. 20:00 – Has the Property Market Actually Changed? Chris challenges the idea that it is business as usual, explaining how higher interest rates, reduced investor demand and changing sentiment have shifted the market. 24:00 – Where Property Opportunities May Still Exist The panel discusses existing properties with long leases, motivated vendors and situations where reduced competition may create opportunities for prepared buyers. 28:00 – Lender Policy Changes Are Already Happening Dion explains how some lenders have already changed the way they assess negative gearing and rental income, even though the proposed legislation has not yet passed. 31:00 – Borrowing Capacity Has Dropped for Some Investors Removing negative gearing benefits from servicing calculations could reduce borrowing capacity by hundreds of thousands of dollars for certain borrowers. 34:00 – Getting Approved Doesn’t Mean You Should Borrow It The panel discusses responsible lending, sustainable portfolio growth and why choosing the lender offering the highest capacity may damage the investor’s long-term strategy. 36:00 – Why Property Investors Need the Right Team Finance, tax, financial planning and property strategy must work together. A strong result depends on advisors communicating and understanding the complete plan. 39:00 – What Happens Next? Dion previews Part Two, where the panel will move beyond diagnosing the problems and discuss how investors may be able to adapt their strategies.

  7. Jul 8

    Episode 100: From Mortgage Broker to Founder - Why I Launched Stratega Finance

    What does it take to reach 100 podcast episodes, build an award-winning mortgage broking career and then walk away from the familiar to start something of your own? In this milestone episode of Finance This, Property That, Dion shares the complete founder story behind Stratega Finance. After more than a decade of working towards this moment, Dion explains why he made the decision to leave Emerge Finance, the people who helped shape his career and the vision driving the next chapter. This is not a story about something being wrong with the past. It is a story about becoming clear on the future. Dion breaks down the four biggest lessons he has learned from helping property investors and business owners build their portfolios: ✅ Why structure beats rate every time ✅ Why property is ultimately a finance game ✅ How the right structure can compound across generations ✅ Why clients who think long-term often outperform those looking for fast results He also introduces Stratega Finance and the philosophy behind its name: Strategy. Leverage. Legacy. Strategy comes first because debt needs to be structured correctly before anything can compound. Leverage is about using the right debt against the right assets to grow wealth responsibly. Legacy is about building something that continues beyond your own lifetime. Dion also explains the Stratega Finance process, including why every client begins with a detailed finance strategy before an application is submitted. By the end of that strategy process, clients should understand: • Their borrowing capacity across different lenders • The recommended lending structure • Their logical next move The episode also explores the three things every investor needs to continue growing: income, available cash or equity and a clean credit file. Surrounding those foundations are your finance strategy, property strategy and the team supporting the journey. Dion shares a real client example involving a couple who moved from two properties to five in under two years by working backwards from their long-term goal, structuring each purchase carefully and assembling the right professional team. This episode is about much more than launching another mortgage broking firm. It is about backing yourself, building without regrets and creating financial legacies that can continue for generations. Welcome to Stratega Finance. The podcast continues. The team continues. The strategy is only getting stronger. Please remember that the information discussed in this podcast is general in nature and does not take into consideration your individual financial circumstances.

    Episode 100: From Mortgage Broker to Founder - Why I Launched Stratega Finance

  8. Jun 30

    Episode 99: The Strategy Lessons Investors Can’t Afford to Miss

    In the lead-up to Episode 100, this special recap episode of Finance This, Property That looks back at the biggest lessons from the last 10 episodes. Dion breaks down the difference between a true finance strategy and simply getting a loan, why the “one-stop shop” model can create serious conflicts of interest, and why investors need independent specialists around them if they want to avoid costly mistakes. From wrong ownership structures and serviceability walls to poor due diligence, weak property management and lender sequencing issues, this episode brings together the key messages every property investor needs to understand before making their next move. If you are buying without a number, without a roadmap, or without a team that is actually communicating, this episode is a reminder that property investing is not about collecting assets. It is about building the right structure, in the right order, with the right people around you. Episode Breakdown with Approximate Timestamps 00:00 – The problem with the “one-stop shop” model Dion opens the episode by explaining why vertically integrated property businesses can create conflicts of interest, and why independent specialists are so important. 03:00 – Why Dion does not tell clients what to buy The episode covers the role of a finance strategist, why Dion does not act as a buyer’s agent, and how the right team of specialists should work together. 06:00 – The three questions every strategy needs to answer Dion breaks down the importance of knowing your end goal, what your finance structure can support, and whether your team is actually aligned. 09:00 – The hidden cost of getting advice too late A key lesson from the recap is that many investors only seek proper advice after the damage is done, whether that is the wrong structure, a serviceability wall or an equity problem. 12:00 – Why cheap or free advice can become expensive The conversation shifts into the importance of paying for the right solicitor, buyer’s agent, building and pest inspector, property manager and finance strategist. 15:30 – Strategy versus simply getting a loan Dion explains why a finance strategy is not the same thing as writing a loan, and why every property purchase needs a clear purpose behind it. 18:00 – The value of being told “no” The episode highlights why good advisers are willing to challenge clients, say no when needed, and give context behind every strategic decision. 20:30 – Buying without a number or roadmap Dion recaps one of the biggest mistakes investors make: buying property deal by deal without knowing the end goal, income target or future portfolio roadmap. 23:00 – Why your first property sets the foundation The discussion moves into first-home buyers and why the first purchase should not just be treated as a goal, but as the foundation for future purchases. 25:30 – Lender sequencing and borrowing capacity Dion explains how choosing the wrong lender or structure early can limit future borrowing capacity, and why sequencing matters across multiple purchases. 27:30 – Case study: using structure to unlock the next moves The episode covers a practical example involving debt restructuring, equity release, rooming house strategy, cash flow and setting up future purchases. 29:30 – Rooming house management and due diligence The recap closes with lessons around rooming house property management, entry condition reports, photographic evidence, defects, tenant management and why care factor matters.

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About

Finance This, Property That is your go-to podcast for expert insights and advice on building wealth through property investment. Hosted by, Dion Fernandes, a seasoned finance professional with over 13 years of experience, each episode delves into the intricacies of property purchasing, offering valuable tips and strategies for those looking to create wealth through real estate.From basic questions to advanced technicalities, Dion brings on trusted advisors and specialists in their fields to provide listeners with practical knowledge and actionable steps. Whether you're a first-time buyer, a seasoned investor or simply looking to expand your property portfolio, Finance This, Property That is here to empower and educate you every step of the way.

Information

  • Creator
    Dion Fernandes
  • Years Active
    2024 - 2026
  • Episodes
    106
  • Rating
    Clean
  • Copyright
    © 2026 Finance This, Property That
  • Show Website
    Finance This, Property That