Commercial Property Investor

Ready to create a commercial-property plan built around your goals? Book a free strategy session with Helen's team:https://link.unikorn.com.au/widget/bookings/calendar-strategy-call In this episode of the Commercial Property Investor Podcast, Helen walks through Unikorn Commercial's end-to-end buyer's-agency process for commercial property. From defining a strategy and property profile to making an offer, completing due diligence, securing finance, settling, and planning the next purchase, she explains what each stage is designed to achieve. Helen also explains why commercial property needs a broader support team than many first-time buyers expect. She covers the role of benchmarking, tenant and property checks, contract and lease review, physical inspections, finance, and post-settlement support, all through the lens of Unikorn's commercial-only approach. Helen dives into: ◼️ What Unikorn Commercial offers across education, buyer's agency, and syndication, with this episode focused on buyer's agency.◼️ Why Helen says commercial property requires a wider support team across finance, legal, accounting, property management, strategy, and risk management.◼️ The capital ranges Helen uses to distinguish between a buyer's-agency pathway and syndication.◼️ The full buying process, from strategy through to settlement and beyond.◼️ How a blueprint session connects passive-income goals, risk appetite, current position, and longer-term plans.◼️ Building a property profile around yield, growth, cash flow, entity structure, and possible value-add opportunities.◼️ Why Unikorn benchmarks comparable property profiles across multiple locations before shortlisting opportunities.◼️ How Helen balances yield, growth, security, and fit with an investor's strategy.◼️ The offer terms that matter, including price, due diligence, finance, settlement, legal representation, and entity structure.◼️ How contract and lease review can identify onerous conditions, tenant issues, and disputes before exchange.◼️ What commercial due diligence examines across the tenant, compliance, building condition, reports, and physical inspection.◼️ Why valuation, credit approval, rent verification, and loan documents matter before a deal becomes unconditional.◼️ The role of insurance, property management, depreciation, and a smooth tenant handover at settlement.◼️ How Unikorn says it supports clients after settlement when a tenant leaves, a major property issue arises, or the next portfolio strategy is ready. 00:00:00 How Unikorn Commercial helps buyers get started00:01:04 The three Unikorn Commercial service lines00:01:18 Why Unikorn is commercial-only00:03:07 The commercial-property A-Team00:04:47 The Unikorn commercial buying process00:05:22 Strategy, income goals, and the investor blueprint00:07:09 Creating a property profile00:09:27 Benchmarking value across markets00:11:30 From 10 to 20 properties down to a shortlist00:11:54 Making an offer and agreeing the terms00:16:48 Contract, lease review, and deposit conditions00:19:06 Due diligence begins00:21:43 Why a physical inspection matters00:23:09 Deep-dive findings and recommendations00:24:36 Finance, valuation, and credit approval00:26:01 Renegotiating after due diligence00:27:21 Finance completion and going unconditional00:29:21 Preparing for settlement00:30:58 The first month after settlement00:32:17 Reconnecting to plan the next property00:33:26 What happens if something goes wrong?00:34:32 Strategy, execution, and after-sales support00:36:53 How the Unikorn process is different00:38:33 Book a strategy session with Helen Follow for more insights and updates:Website: https://helentarrant.com/ Buyer’s Agency: https://unikorn.com.au/ LinkedIn: https://www.linkedin.com/in/helentarrant/ Instagram: https://www.instagram.com/helentarrantofficial/ Facebook: https://www.facebook.com/helentarrantcommercialpropertyTikTok: https://www.tiktok.com/@helentarrantofficial

Want a clear capital and finance plan before buying your first commercial property? Book a free strategy session with Helen:https://link.unikorn.com.au/widget/bookings/calendar-strategy-call In this episode of the Commercial Property Investor, Helen breaks down the real upfront and ongoing costs of buying commercial property, using a $1 million purchase as a practical example. She explains how lease-doc lending works, where your deposit and transaction costs come from, what the tenant may cover, and why the right structure and support team matter before you settle. Helen dives into: ◼️ Why commercial-property entry costs are often misunderstood◼️ How lease-doc lending uses the property’s lease income in the lending assessment◼️ Why the lender will assess the lease, tenant, outgoings, and local property value◼️ The difference between residential and commercial loan-to-value ratios◼️ How your chosen loan structure affects the deposit you need◼️ Why you need to allow for both the deposit and transaction costs◼️ The stamp duty, legal, valuation, due-diligence, and buyer’s-agency costs to plan for◼️ Why Helen uses an 8% transaction-cost allowance as a starting guide in her example◼️ What a 65% LVR could mean for the cash required on a $1 million property◼️ How net leases can shift certain property outgoings to the tenant◼️ Why you still need to understand the specific lease and property before relying on its income◼️ The ownership structures investors may consider, including trusts, companies, and SMSFs◼️ Why accounting, audit, and compliance costs can differ by structure◼️ What happens after settlement and the role of the property manager◼️ Why strategy, finance, funds, due diligence, and the right team should come before the deal 00:00:00 How much capital you need to enter commercial property00:00:39 How lease-doc lending works00:01:24 Why the lease and valuation matter to the bank00:02:10 Commercial LVRs and what they mean for your deposit00:03:00 The deposit and transaction costs on a $1 million property00:04:05 Stamp duty, legal fees, due diligence, and buyer’s-agency costs00:04:52 What the tenant may pay under a net lease00:05:33 Ownership structures and ongoing accounting costs00:06:32 What happens after settlement00:06:56 The three things to have in place before you buy Follow for more insights and updates:Website: https://helentarrant.com/ Buyer’s Agency: https://unikorn.com.au/ LinkedIn: https://www.linkedin.com/in/helentarrant/ Instagram: https://www.instagram.com/helentarrantofficial/ Facebook: https://www.facebook.com/helentarrantcommercialpropertyTikTok: https://www.tiktok.com/@helentarrantofficial

Want a commercial-property roadmap built around your income target and starting position? Book a strategy session with Helen:https://link.unikorn.com.au/widget/bookings/calendar-strategy-call In this episode of the Commercial Property Investor Podcast, Helen shares her five-step framework for building towards $100,000 in passive income through commercial property. She explains how to start with the income you want to replace, then use cash flow, growth, manufactured uplift, debt recycling, and portfolio consolidation to build a stronger income-producing portfolio over time. Helen dives into: ◼️ Why your first step is defining the income you want your portfolio to replace◼️ How to break a $100,000 passive-income target into smaller property milestones◼️ Why your equity, deposit, loan costs, and servicing position must be modelled together◼️ How to identify the yield required to reach your break-even point◼️ Why net yield after outgoings matters more than a headline yield◼️ How a regional commercial property can support cash flow from year one◼️ Why cash flow alone is not enough to build a scalable portfolio◼️ How capital growth can create equity for the next acquisition◼️ The role refinancing and debt recycling can play in portfolio growth◼️ What manufactured uplift means and how a rent increase can create value◼️ Why tenant quality, market rent, and replacement-tenant demand matter◼️ How a second property can add another layer of cash flow and uplift◼️ Why consolidating into a larger asset can improve income efficiency◼️ How to think in a multi-year portfolio plan instead of one isolated purchase◼️ The five principles Helen uses to work towards a passive-income target 00:00:00 The five-step roadmap to commercial-property income00:00:30 Step one: define the income you want to replace00:01:04 What a $100,000 income target can require in equity or cash00:01:44 Step two: use cash flow and break-even yield as your starting point00:02:20 What a first commercial property could look like00:03:10 Step three: why growth creates the next opportunity00:03:50 Refinancing and debt recycling to fund the next deal00:04:32 Step four: creating manufactured uplift through rent00:05:16 How tenant changes and market rents can add value00:06:02 Using uplift to support your second commercial property00:06:40 Step five: portfolio consolidation and moving up the buyer pyramid00:07:28 Why a larger asset can create stronger income efficiency00:08:04 The five principles recap and next steps Follow for more insights and updates:Website: https://helentarrant.com/ Buyer’s Agency: https://unikorn.com.au/ LinkedIn: https://www.linkedin.com/in/helentarrant/ Instagram: https://www.instagram.com/helentarrantofficial/ Facebook: https://www.facebook.com/helentarrantcommercialpropertyTikTok: https://www.tiktok.com/@helentarrantofficial

Want a clearer commercial-property plan before you buy? Book a free strategy session with Helen’s team:https://link.unikorn.com.au/widget/bookings/calendar-strategy-call In this episode of the Commercial Property Investor, Helen breaks down the three traps residential investors most often fall into when they move into commercial property. She explains why gross residential yield and net commercial yield are not the same thing, how hidden purchase and finance costs can turn a cash-flow play into a cash-flow problem, and why chasing a high regional yield can leave you exposed to long vacancies. Helen dives into: ◼️ Why residential and commercial returns must be assessed differently◼️ How commercial-property yields are calculated on net rent after outgoings◼️ Why a 4% to 5% commercial yield can still mean you have paid too much◼️ How benchmarking the tenant, location, and comparable properties protects your purchase◼️ Why investors move into commercial property for cash flow, then accidentally stay negative◼️ The costs that need to be included before you decide a property is cash-flow positive◼️ Why your deposit, equity, commercial loan, and purchase costs must be modelled together◼️ How an 8% purchase-cost allowance can affect your real break-even yield◼️ Why cash for transaction costs creates a safer commercial-property position◼️ How overleveraging can push investors into riskier regional assets◼️ Why regional commercial vacancy risk is different from residential vacancy risk◼️ How a three-month metro vacancy can become nine to twelve months in a smaller market◼️ Why a high yield is not enough if the replacement-tenant demand is weak◼️ How to assess vacancy risk, tenant depth, and cash buffers before buying◼️ The three commercial-property traps new investors need to avoid 00:00:00 The three commercial-property traps new investors miss00:00:30 Trap one: confusing residential returns with commercial yields00:01:02 Net rent, outgoings, and what a commercial yield really means00:01:44 Why a lower-yielding commercial property can be an overpay00:02:15 How to benchmark the tenant, property, and location00:02:38 Trap two: the cash-flow and leverage problem00:03:16 The true cost of equity, deposits, interest, and purchase costs00:04:07 Why your break-even yield matters before you buy00:04:54 How to avoid funding a commercial purchase at 108% leverage00:05:35 Trap three: chasing high regional yields00:06:14 Why commercial vacancy risk is different in regional markets00:07:03 The danger of long vacancies and limited tenant demand00:07:52 How to choose a safer yield and build the right cash buffer00:08:38 The final due-diligence checklist before buying commercial Follow for more insights and updates:Website: https://helentarrant.com/ Buyer’s Agency: https://unikorn.com.au/ LinkedIn: https://www.linkedin.com/in/helentarrant/ Instagram: https://www.instagram.com/helentarrantofficial/ Facebook: https://www.facebook.com/helentarrantcommercialpropertyTikTok: https://www.tiktok.com/@helentarrantofficial

Want to find out whether commercial property could work for your situation? Book a strategy session with Helen:https://link.unikorn.com.au/widget/bookings/unikornstrategyzoom In this episode of the Commercial Property Investor Podcast, Helen sits down with Stephen, an investor who moved from residential property and development into commercial property after getting tired of funding negatively geared investments from his own pocket. Stephen shares how two commercial properties now generate more than $120,000 in annual passive income, why his original fears about commercial finance were misplaced, and the lessons he learned about tenants, cap rates, due diligence, and building the right team before buying. Helen and Stephen dive into: ◼️ Why commercial property is not limited to shopping centres and massive warehouses◼️ How smaller commercial assets can be far more accessible than new investors expect◼️ Why a tenant’s income can support commercial-property finance◼️ The mindset shift from topping up investments to receiving surplus cash flow◼️ Why commercial property values can rise when you secure the right tenant◼️ How cap rates help you assess whether an asset is priced correctly◼️ Why Stephen moved away from buy-and-hold residential investing◼️ How his first commercial property rose from $1.235 million to more than $2 million◼️ Why commercial property can deliver both capital growth and growing rental income◼️ How a Bundaberg box-factory property became an income-producing asset◼️ Why buying the property is different from buying the tenant’s business◼️ How tenant-paid outgoings change the cash-flow equation◼️ Why an online listing is not enough to assess a commercial property properly◼️ The due-diligence checks that protect you from a bad tenant, building, or lease◼️ Why education and a specialist commercial buyer’s agent can reduce risk◼️ How cash-flow-positive assets can support future deposits and reduce portfolio pressure 00:00:00 Stephen’s $120K-plus passive income from two commercial properties00:00:56 Moving from residential property into commercial00:01:37 Why commercial felt big, scary, and hard to finance00:02:52 Leaving development and residential behind for cash flow00:04:27 The first month of positive cash flow00:07:08 Why Stephen stopped buying buy-and-hold residential investments00:08:37 The first commercial property in Singleton00:10:20 Capital growth and rising income over eight years00:12:37 The second property: a Bundaberg box factory00:15:14 Buying the building, not the tenant’s business00:16:06 Tenant-paid outgoings and net versus gross yield00:17:53 Insurance, management fees, and land tax00:19:42 What you are really buying in commercial property00:20:38 Why online listings are not enough00:22:48 Off-market opportunities and building the right team00:24:05 Commercial-property due diligence00:26:17 Checking the tenant, zoning, building, income, and competition00:30:23 Stephen’s advice for first-time commercial investors00:31:24 The risk of funding negative residential investments Follow for more insights and updates:Website: https://helentarrant.com/ Buyer’s Agency: https://unikorn.com.au/ LinkedIn: https://www.linkedin.com/in/helentarrant/ Instagram: https://www.instagram.com/helentarrantofficial/ Facebook: https://www.facebook.com/helentarrantcommercialpropertyTikTok: https://www.tiktok.com/@helentarrantofficial