Property Investment – Help, My Property Won’t Sell

It is commonly said that you make money when you buy, not when you sell. However, often this lesson is not learned until you try to sell a property. I remember the first property I tried to sell. It was a two-bedroom unit in a small complex of eight. A lovely unit… only four years old in an upmarket growing suburb. I was moving to another state in Australia and wanted the property sold, to enable me to buy another home in Queensland.

The property took over 12 months to sell. Three contracts fell over due to finance issues for the purchaser. That was my first experience in selling a property. The emotional roller-coaster was challenging. Initial excitement when the offer was negotiated and accepted, followed by confidence when the contract was signed, followed by disappointment when finance was not approved for the purchaser. The final emotion was frustration when the contract fell over. This happened three times.

Prior to this experience I believed properties took on average three months to sell, depending on the current market conditions. A few years later, we decided to sell one of our properties. This time it took close to two years to sell.

The property was a 2000 square metre property in a beautiful coastal holiday town. The property had zoning that allowed for the development of eight two and three-bedroom townhouses. The property was ideally located on the main road, a couple of hundred metres from the shopping precinct and beach, had two street access and was very close to community amenities such as a child-care centre, school and bus stop.

One month after we purchased the property we were offered $70,000 more than what we had paid for it. We had no intentions of selling the property at the time. Later, on realisation that we did not have the experience, contacts or time to develop the property, we decided to sell it. The first two offers we received were from developers. The offered a 12-month settlement contract. They would pay an upfront amount, with the balance paid in 12 months. This contract suited them. They got to hold the property with little money down. Negotiations could not get the terms of the contract suitable to both parties, and both contracts stalled.

In hindsight we should have accepted the contracts. These were the first two offers we received. We expected more offers to come in that didn’t have a 12-month settlement term. The market turned, developers pulled out of the market, residential construction slowed down and our property took an additional 18 months to sell. Holding a property for an additional 12 months to two years is not good from a cash-flow perspective.

It is important to consider the type of investor you are, before you risk buying a property that is wrong for your investment strategy. Don’t assume you can just sell a property if you need to. When selling, the market is in control. The market determines when it wants to buy, what it wants to buy and for how much. This experience provided one of our biggest lessons in property investing… know what type of investor you are, and be that type of investor only.

Practical Poultry Farm Business Performance Calculations


In this article, I share VERY practical, real world relevant tips about performance measures you can compute daily, weekly, monthly and at the end of year to accurately determine at every stage whether your poultry farm business is operating optimally.

These performance indices are NOT aggregate measures. In other words, they are NOT measured in monetary terms. Instead they have NO units, being ratios, usage rates and percentages that help to (a) establish a normal trend of your farms’ behaviour (b) quickly identify/detect departures from that trend, so that you can take timely/corrective action.

Note that these measures are tried and tested, and are actually built into a custom spreadsheet software application I built for a client who runs a Twelve thousand (12,000) layer poultry farm business.

You Can Quickly & Easily Compute Performance Indicators To Check Your Farm’s Health

It would interest you to know that this client actually currently does ALL data entry into the software application on his laptop, using filled copies of a custom record keeping form I designed (following a farm visit that involved a review of existing/needed records) for use by the farm staff DAILY.

He once shared with me how he detected some anomalies in data recorded by the supervisor, by using the automatically computed performance indices in the software.

The point being made here is that KNOWING the performance measures you can calculate to CHECK how well your farm is doing in terms of OPERATIONS and FINANCES, is crucial.

You can do it yourself, as the calculations are actually simple and easy to use. However, when you manage a large (or growing) farm enterprise, you may get to a point where it would be more value adding, if you saved yourself the hassle of having to do such computations manually.

Instead, you can automate their computation(using custom software like mine), and spend your time doing more intelligent managing of your farm business by studying the trends in your performance indices over time, so as to take timely/effect decisions that lead to overall profitability.

Here are three (3) VERY useful Poultry Farm Business performance measures you should know and use regularly:

1. Mortality Rate (%)

In the course of the laying cycle for a batch of birds on a poultry farm, there will be deaths or losses that occur for a variety of reasons. Could be disease outbreak, fire, predators etc. What is important is that measures be put in place to prevent a re-occurrence.

Then accurate documentation of such losses needs to be done, with needed stock records adjustments being made.

There is NO farm that will not have mortalities. However, the farm management needs to keep it to a minimum. You will be able to monitor the mortality rate easily by computing it daily. That way, you can detect any changes, taking timely action, so that there are no surprises at the month end!

Incidentally, when you keep track of this index, you will find it easier to reconcile otherwise unexpected drops in eggs production.

To calculate Mortality Rate (%):

Number of birds dead x 100
(Opening Stock + Closing Stock of layers) x 0.5

2. Hen Day Production (%)

Properly documented records of mortalities will aid accurate estimation of Hen Day production – which is the number of eggs produced divided by the total number of laying birds on the farm during the period considered, assuming each bird lays an egg per day.

It is well known that a bird actually takes about 26 hours to lay another egg after a preceding one. This is why we do not expect to set a target of 100% Hen Day production for our flock. It would be reasonable instead to expect that 80 to 90% of the birds will lay eggs each day, so that if our calculations yield results within that range, it would suggest reasonably satisfactory performance.

To calculate Hen Day production (%):

Number of eggs produced x 100
(Opening Stock + Closing Stock of layers) x 0.5

Your Hen Day production will drop in a manner reflective of mortalities recorded, unless you calculate as shown above. Understanding this will help you compare your results with other farms that may not be conscious of this subtle difference.

Note that this calculation method helps you really verify whether or not your birds are getting less productive, as it prevents the losses that occur from making those birds still alive appear to be laying less frequently – something that can make you start worrying or taking otherwise unneeded corrective actions.

3. Feeding Rate (grammes per bird)

Available records from farms and literate all indicate that each laying bird should eat about 100 to 105 grammes daily.

To calculate Feeding rate (grammes per bird):

Total Kilogrammes feed x 1000 x 100
(Opening Stock + Closing Stock of layers) x 0.5

Using the total Kilogrammes converted to grammes) fed to your laying birds to divide the total number of birds managed daily will tell you how well they are feeding; if they are underfeeding or being over fed.

Each condition has its own implications. Underfeeding could lead to poor laying; over feeding translates to waste – and of course higher cost of production, which you definitely want to avoid lest you eat into your profit margins!

By calculating your feeding rate for each battery cage or pen daily, you can quickly check and confirm if the birds are getting the right amount of food needed. It would also help you track your balance stocks of feed, and therefore aid planning for new purchases.


1). To achieve a “weighted” – and therefore more realistic – result, the formulas outlined above use a derived average of the sum of the opening and closing stocks of laying birds, as denominator.

2). If you do NOT have a reliable paper based farm data recording system diligently kept by your competent staff on the farm, you will NOT be able to depend on whatever results you get from computing these performance indices. It would be like it is often said for the computer: Garbage In, Garbage Out (GIGO)!


A lot of people run poultry farm businesses out here. Many plan to start. A number are hoping to borrow money from banks, or friends/relatives to launch theirs. Unfortunately, very FEW – just like their catfish farming counterparts – have ANY knowledge of what it takes to intelligently mange the business data analysis aspects of their ventures.

A sound knowledge of how to measure the operational performance of your farm business is essential for ensuring long term success. The three indices I have discussed above can help you in this regard. Learn to use them.

But that is just ONE side to it. You also need to know how to measure the financial performance of your farm business – and possibly compare it to other farms or even a generic standard.

There are at least three financial performance ratios that can be computed to tell you if your farm business is growing or NOT.

They will tell you if you have done better at the end of this year as against last year or two (2) years before. They will also tell those who invest in your business, (or who want/plan to) how financially strong your farm business is – compared to last year etc.

If you are looking to BUY a farm business, you will want to know how to compute these three (3) ratios, to be sure your investment is worthwhile!

Note that the financial ratios I mention are NOT aggregate measures like the Income Statement (also known as the Profit and Loss report) or the Net worth Statement (aka Balance Sheet). They are measures that are NOT unit based, which make them (like those farm operations measurement indices discussed above) easy to use for comparison.

You can get a special report detailing how to compute these very powerful farm business financial performance ratios from me.

Why Invest in Penny Stocks

Many people believe in scouring through penny stocks in hope of finding the next Google or Microsoft…

But this is unlikely to ever pay off

Although there are many companies that have allot of potential trading penny stocks it is a common misconception that all the Large companies like Microsoft and Google started Started out as penny stocks. Most of these companies started out trading at the $25-$30 mark.

What are Penny Stocks?

The definition of a penny stock varies According to the Securities & Exchange Commission (SEC) any stock under $5 is a penny stock others set the cut-off point at $3, while some consider only stocks trading at less than $1 are penny stocks or the any stock trading on the Pink Sheets or OTCBB to be a penny stock.

What are the Risks

Penny stocks are incredible risky to trade in, although just a small increase of a few cents can potentially triple your investment, a few cents in the opposite direction could just as well cripple you financially. That’s why its important to know your risk tolerance before you invest, just take a look at some of the risks when trading in penny stocks

The Lack of Information Revealed to the Public

Because companies on the Pink Sheets don’t have to register with the Securities & Exchange Commission (SEC) enough company history is not always available to the public as is needed to make an informed decision when purchasing stock unlike on the NYSE and the NASDAQ exchanges. To make a correct decision enough reputable information needs to be available to the trader as possible.

Lack of Trading History

Not knowing the trading history only multiplies the difficulties to picking the correct stock.

Lack of Liquidity

Liquidity is the The degree to which an asset.

or security can be bought or sold in the market without affecting the asset’s price. Penny stocks are known for there erratic movements these can either make or break an investment.

Biased recommendations

Some companies will pay for people to make fake recommendations, Look to see if the author of the recommendation is being paid for making this recommendation as this is a giveaway of a bad pick and make sure that any press releases aren’t authored by people looking solely to influence the price of a stock.

These are just some of the potential risks investors face when looking for profitable penny stocks.

But of course with all these risks come great benefits too. A well chosen and painfully analyzed stock can increase dramatically within minutes of the market opening taking you with it.

There are also allot of new companies who have just started trading as penny stocks, some of these companies are working extremely hard to make their way up to the more reputable NASDAQ and NYSE and buying in these stocks can make you very nice profit as long as you make sure your covered for all possible eventuality and you have got all the information you can about the stock.