🎙 Top Quotes

"A pre-approval for pre-approval's sake doesn't help anyone. Sometimes they're not even worth the piece of paper they're written on."

"If you’re chasing rate as your number one priority, just go directly to the bank."

"We do all the research upfront before we even submit any applications — that’s how we give clients confidence."

📌 Episode Synopsis

In this punchy solo episode, Dion Fernandez breaks down the common misconceptions around pre-approvals in property finance — and why they can often do more harm than good. With over 75 podcast episodes under his belt, Dion delivers sharp insights on what truly matters when preparing to finance a property: strategy, structure, and smart lender selection. From credit checks to postcode pitfalls and the myth of “cheap money,” this episode is a fast-track education for anyone building a portfolio or navigating lending in Australia.

⏱ Episode Breakdown

00:00 – Intro & Today’s Topic

Dion tees up a focused discussion on the pitfalls of pre-approvals.

States why his team often avoids them entirely.

01:45 – The Pre-Approval Myth

Many pre-approvals aren’t fully assessed.

Credit checks are wasted when deals fall apart due to unverified income or shifting valuations.

03:20 – Real Talk on Lending Practices

Some banks and brokers don’t analyze financials upfront.

Dion stresses the importance of real due diligence vs. superficial approvals.

04:40 – What Dion’s Team Does Differently

Strategic financial diagnostics done before applications are submitted.

Detailed reviews of structure, servicing, credit files, and postcode restrictions.

06:15 – Case Study: When a Pre-Approval Did Make Sense

A self-employed client with complex financials needed a conditional approval.

Even when expired, strategic prep allowed the deal to go through seamlessly.

08:00 – More Examples of Mismatched Pre-Approvals

Dion recounts a client’s broker getting an invalid approval due to restricted postcode lending caps.

Highlights importance of aligning lender policy with property and borrower profile.

09:15 – Final Thoughts

Proper prep prevents portfolio stagnation.

Emphasizes: “Strategic finance diagnostics give you certainty — and options.”

10:00 – Outro & Contact Info

Find Dion on Instagram (@dion.financespecialist), LinkedIn, or financethispropertythat.com.au

🔥 Top Quotes

"If you are chasing rate as your number one priority, just go directly to the bank — but you’ll spin your wheels and miss the actual deal."

"A property manager is no longer just a rent collector. For heaven's sake, it’s about strategic oversight now."

"We don’t submit applications to get approvals — we submit them to get deals settled and portfolios built."

📘 Episode Synopsis

In this no-fluff solo episode, Dion from Emerge Finance tackles the tightening landscape of trust lending and what property investors need to know right now. As major lenders like Macquarie and ANZ retreat or tighten policies, Dion outlines the remaining players, updated lending criteria, and the pitfalls of working with brokers who aren't well-versed in trust structures. He breaks down why strategy-first finance planning is more critical than ever, shares real client scenarios, and explains how to future-proof your portfolio even as lending conditions shift. It’s a punchy, insight-packed episode for serious investors looking to grow smart in a tougher climate.

⏱️ Episode Breakdown

00:00 – Introduction
Dion opens with a bold take: trust lending has gotten harder, but not impossible — and he’s here to explain why.

01:00 – Major Lenders Pulling Back

Macquarie hits pause on trust lending.

CBA only lending to existing clients.

ANZ reduces LVR to 70% and loads rates.

FirstMac remains open but requires tighter servicing inclusion.

03:30 – Impact on Investors

Less lender choice and increased policy scrutiny.

Brokers and bank staff often lack the experience to structure trust deals.

Delays, declines, and missed opportunities when due diligence is poor.

06:00 – Why Strategy is Everything

Dion shares his “no submission without strategy” approach.

Structural diagnosis, income flow mapping, lender policy matching.

Collaborating with accountants to ensure lending-aligned trust structures.

08:30 – Real Client Scenario

Dion breaks down a client situation where he rescued a stalled deal due to poor broker planning.

Business loan misalignment was resolved in 3–4 days by restructuring the debt and facilitating trust-aligned lending.

10:00 – Future-Proofing Through Strategy

Portfolio planning 2–3 steps ahead.

Balancing trust and personal ownership depending on tax and asset goals.

Clear, tailored plans = higher chance of settlement.

11:30 – Final Thoughts + Call to Action

Trust lending has narrowed, but opportunity remains.

The key? Work with a specialist who takes the time to plan properly.

Follow Dion on Instagram and LinkedIn for more updates.

🔊 Top Quotes

1. "If you're chasing rate as your number one priority, just go directly to the bank—you'll spin your wheels chasing cheap money instead of the funding stack that actually gets you the deal."
2. "When you're dealing with the same deal type and client type repeatedly, your ability to deliver refined, fast strategies becomes your biggest advantage."
3. "A fixed rate gives you certainty—but over time, you’re paying for that certainty. Flexibility can be far more valuable when you're building a portfolio."

🎧 Episode Synopsis

In this no-fluff solo episode of Finance This, Property That, Dion Fernandez breaks down one of the most asked questions in today’s market: Should you fix, split, or keep your mortgage variable? With rates stabilizing and sharp fixed options returning, the conversation around loan structure is heating up. Dion unpacks the pros and cons of each setup, the hidden traps banks don’t always disclose, and how your choice today impacts refinancing, equity access, and long-term property portfolio growth. Whether you're in acquisition mode or locking down your assets, this episode offers strategic insight tailored for serious investors.

📘 Episode Breakdown

00:00 – Intro & Market Context
Dion introduces the episode and explains the recent surge in questions around fixed vs variable loans due to stabilizing interest rates and new fixed options entering the market.

01:30 – The Core Question: Fix, Variable, or Split?
He dives into what each structure means, what the banks won’t tell you, and how they each impact your cash flow and flexibility.

03:10 – Breaking Down Fixed Rates
Explores the pros (certainty) and cons (less flexibility, higher long-term costs, early repayment penalties). Also touches on the lack of offset accounts and the danger of being stuck with one bank's policy.

04:40 – Why Variable Often Wins for Investors
Dion explains how variable rates allow for flexibility, multiple offsets, debt recycling, and easier access to equity—essential tools for a growing portfolio.

05:30 – When a Fixed Rate Does Make Sense
For those not looking to purchase more property or seeking short-term certainty, a fixed rate (or a split) could be a strategic move—especially when paired with an exit strategy.

06:40 – The Power of the Split
Combining fixed and variable elements can give investors the best of both worlds when used thoughtfully and timed right.

07:15 – How to Choose the Right Setup
Dion emphasizes the importance of personal context: Are you acquiring, holding, or winding down your portfolio? It’s not a one-size-fits-all.

07:45 – Final Thoughts & Contact Info
He wraps up with a reminder that these are general insights and encourages listeners to reach out for tailored advice via Instagram, LinkedIn, or the podcast’s website.

⏱️ Duration

Duration: 8:00

🔊 Top Quotes

1. “If you’re chasing rate as your number one priority, just go directly to the bank — but don’t expect a strategy that actually builds your portfolio.”
2. “Equity isn’t just the increase in value. It’s the value minus usable debt — and knowing how to unlock it properly is where most investors go wrong.”
3. “The smartest investors borrow when they can, not just when they need to. That’s how portfolios get built — with strategy, not luck.”

🎧 Episode Synopsis

In this solo episode of Finance This Property That, Dion unpacks one of the most common yet misunderstood tools in property investing: equity. Drawing directly from real client scenarios, Dion breaks down what equity really is, how to use it effectively without wrecking your loan structure, and the three biggest mistakes investors make when trying to pull equity. Whether you’re just getting started or looking to scale, this short but insight-packed episode will challenge how you think about borrowing, structuring, and building a sustainable property portfolio.

⏱ Episode Breakdown

• 00:00 – Welcome & Intro: Dion sets the tone with key client questions he’s been fielding lately
• 01:00 – Understanding Equity: What equity actually is (not just rising values) and how banks assess it
• 02:00 – Real Client Example: A $365K purchase now worth $1M — how to calculate usable equity
• 03:00 – Common Mistakes #1: Cross-collateralisation and why it hampers your flexibility
• 04:30 – Common Mistake #2: Pulling out too much or too little — and why timing matters
• 06:00 – Common Mistake #3: Choosing the wrong lender due to convenience over strategy
• 07:00 – Dion’s Approach: How Dion and his team structure equity releases with clarity and purpose
• 08:00 – Keeping It Clean: Why separating owner-occupied and investment debt matters for servicing and tax
• 08:45 – Final Thoughts: Lessons from the field, and how to stay loan-ready the smart way

📌 Duration: 9:00

👤 Guest: Morgan Patrick Wilson

⏱️ Duration: 38:00

🎙️ Top Quotes

📌 Episode Synopsis

In this powerful follow-up episode of Finance This Property, host Dion Fernandez reconnects with property tax and structuring expert Morgan Patrick Wilson for a deep dive into how to strategically structure your property portfolio for sustainable, long-term growth. From trusts and SMSFs to lending strategy and asset protection, they unpack the often-overlooked elements that separate average investors from high-performance wealth builders. If you’re planning to go beyond your next purchase and build out a five-property portfolio (or more), this episode is your masterclass in forward-thinking finance.

⏱️ Episode Breakdown

00:00 – Welcome Back: The Double Banger Continues

• Dion and Morgan tee up Part 2 with a focus on tax, lending, and future-proofing your property journey.

03:30 – Rate Chasers vs. Strategic Borrowers

• Why the cheapest interest rate isn’t always the smartest option
• The real cost of chasing “cheap money”

08:00 – Personal Name vs. Trust vs. SMSF

• How structure impacts borrowing power and tax
• Common mistakes investors make with land tax and income splitting

14:20 – Asset Protection 101

• Why this overlooked strategy is essential, especially for self-employed investors
• Real-world examples of how things can go wrong without proper structuring

20:00 – Lending Constraints and Structuring Realities

• How lenders view different structures
• The importance of planning around CGT, land tax, and serviceability

25:30 – Super Strategy: Using SMSFs to Build Wealth

• Why high-income earners should consider SMSFs
• How to leverage super without overcommitting
• Pension phase benefits and key timing considerations

30:00 – Cross-Collateralization Pitfalls

• Why cross-securitizing properties can kill your portfolio growth
• How to uncross loans and regain flexibility
• The importance of using multiple lenders strategically

35:00 – Building a Power Team

• Why you need a strategic broker, accountant, and financial planner
• The difference between transactional thinking and long-term strategy
• Avoiding the echo chamber: why “yes people” won’t get you to 5 properties

37:30 – Final Thoughts & Contact Info

• Morgan and Dion share where to connect for tailored advice
• A reminder: “Be organized. Be strategic. Plan for 5, not just the next.”

🎧 Episode Synopsis

In this value-packed episode of Finance This Property That, host Dion sits down with Morgan Wilson from Creditte to unpack the often-missed synergy between brokers and accountants. They dive deep into how aligned tax advice and lending strategy can make or break a property portfolio — especially for self-employed investors. From real-world client stories to costly mistakes around trust structures, SMSFs, and low-doc lending, this episode is a masterclass in getting your team right before making your next big financial move. Whether you're a seasoned investor or buying your first property, the insights here could save you thousands and fast-track your portfolio growth.

⏱️ Episode Breakdown

00:00 – Intro & Catch-Up
Dion welcomes Morgan back and they reflect on business growth, family life, and what’s changed since their last chat.

03:15 – Why Brokers & Accountants Must Work Together
They explore why strategic alignment between broker and accountant is crucial for long-term success, especially when building wealth through property.

06:30 – When to Loop in Your Accountant (and Broker)
Morgan stresses starting with the end in mind and outlines the ideal timing for assembling your wealth-building team.

10:05 – Real Examples of Costly Misalignment
The duo discusses client cases where poor communication led to incorrect structures, unnecessary costs, and blocked lending opportunities.

14:45 – Trust Structures: The Hype vs Reality
They debunk myths around trust structures and discuss when they actually make sense — and when they can backfire.

18:00 – The Risks of Emotion-Driven Property Decisions
Morgan shares a cautionary tale of a client purchasing their dream home without proper advice, leading to major tax and legal complications.

22:30 – Alt Doc Lending & Accountants Letters
A behind-the-scenes look at the pressure accountants face from brokers when clients haven’t lodged tax returns — and why that’s a huge red flag.

26:00 – Building a Collaborative Advisory Team
Dion and Morgan explain how a transparent, client-first team approach beats the one-stop-shop model every time.

29:00 – Final Thoughts & Practical Tips
The episode wraps with simple, actionable advice: start early, plan properly, stay in your lane — and talk to your team before signing anything.

🔊 Top Quotes

1. "If you’re trying to grow, forget about chasing the best rate — we need to figure out the best policy and valuation first."
2. "The loan needs to work not just for the next deal, but the next two to three deals — that’s how you build a sustainable portfolio."
3. "We’re not reactive — we’re proactive. That’s why we reprice your loan every six months to keep your rate competitive."

🎧 Episode Synopsis

In this solo episode of Finance This Property That, Dion Fernandez breaks down the costly obsession many borrowers have with chasing the lowest interest rate — and why that mindset could be holding them back from true portfolio growth. Drawing from real client conversations, Dion explains how smart investors prioritize policy, structure, and long-term planning over short-term savings. With clarity and strategy at the forefront, this episode delivers a blueprint for sustainable lending decisions that actually build wealth — not just win on paper.

📘 Episode Breakdown

00:00 – Intro
Dion welcomes listeners and recaps who the podcast is for — time-poor professionals, investors, and self-employed borrowers aiming to build smart property portfolios.

00:55 – Why Rate Obsession Is Misleading
Dion explains how the ultra-low COVID-era rates distorted borrower expectations and why focusing solely on rate can be dangerous for long-term growth.

02:00 – Policy Over Price
Rate shouldn't be the first factor — lender policy, valuation models, and servicing should lead the decision. Dion breaks down why this matters for anyone trying to grow beyond one or two properties.

03:30 – What Banks Won’t Tell You
A look at the hidden trade-offs of "cheap" loan products: lack of offset accounts, redraw fees, and restrictive policies that can limit portfolio expansion.

04:45 – Strategic Lending Structure
Dion shares how he structures loans to support multiple future purchases, not just the current one — focusing on offset strategies and equity recycling.

05:45 – Proactive Loan Management
An inside look at how Dion's team, including Anne from Emerge Finance, reprices loans every six months to ensure ongoing competitiveness.

06:30 – Closing & Call to Action
If you're unsure about your current loan structure or chasing rates blindly, Dion invites listeners to connect with him via Instagram, LinkedIn, or his website.

In this clear-cut episode, Dion Fernandes demystifies the increasingly popular (and misunderstood) strategy of using a Self-Managed Super Fund (SMSF) to purchase property. From what you’re legally allowed to do, to how SMSF lending really works, Dion lays out exactly what investors need to know before diving in. He also shares the most common mistakes buyers make — like setting up their SMSF too late or choosing lenders who don’t actually want SMSF loans on their books. This is the must-hear breakdown for anyone serious about building wealth through property inside super.

📌 Episode Breakdown

00:00 – Introduction
Dion introduces the resurgence of SMSF lending and outlines today’s focus: rules, lending mechanics, and how to get approved.

01:30 – What You Can & Can’t Do with SMSF Property

• SMSFs can buy residential or commercial — but no renos or personal use
• Business owners can occupy commercial SMSF properties
• The structure: SMSF trust vs. bear trust (and why it matters)

04:30 – How SMSF Lending Works

• Servicing based on super contributions + rental income
• PAYG vs. self-employed contribution flexibility
• How extra contributions impact personal borrowing capacity

07:45 – SMSF Lending Setup & Lender Landscape

• Why all major banks have exited the space
• Real client example: saving 4% by refinancing from a legacy SMSF loan
• Approval hurdles: documentation, deeds, audit reports, and timelines

11:45 – What You Must Have in Place Before You Buy

• Do not sign a contract before your SMSF and bear trust are set up
• Hot tip: you can’t release equity from an SMSF property — you must sell
• Get strategic advice first to avoid costly delays and missed deals
  
  

📘 Thinking about using your SMSF to buy property?

Structure it right from day one — Dion helps you navigate setup, lenders, and strategy to get approved the first time.

🎧 Catch more episodes of Finance This Property That on your favourite podcast app.
📲 Connect with Dion Fernandes:
Instagram: @dionfinancespecialist

LinkedIn: Dion Fernandes
Website: www.financethispropertythat.com.au