I've Been a CPA for 26 Years and a Licensed Agent. Here's What I'd Tell My Own Family Right Now.

I've Been a CPA for 26 Years and a Licensed Agent. Here's What I'd Tell My Own Family Right Now.

It always seems to happen after the 6pm news. Those announcements — you know the ones: a tweak to negative gearing, a stern-faced Reserve Bank governor, or a politician promising “no more property tax surprises.” Within an hour, my phone starts lighting up. It’s not clients first, but family and friends. My sister, who’s thinking about buying a first investment. My son, who’s just moved out with his partner. My oldest mate from uni, who’s suddenly worried about his SMSF. The message is always the same: “What should I do, Graham?”

After 26 years as a CPA, licensed real estate agent, and mortgage broker, I’ve heard every flavour of panic and hope. But these days, I find myself reaching for the same advice — the sort I’d give my own daughter or son. And right now, with the market and policy environment swirling, that advice feels more important than ever.

What 26 Years of Policy Cycles Has Taught Me

Let me start by saying this: I’ve seen more policy cycles than I care to count. Every few years, the rules change — sometimes dramatically, sometimes subtly. I’ve seen the GST come in and shake up the property world. I’ve watched interest rates rise into the double digits and then crash to historic lows. I’ve sat with families through the GFC, the mining boom, APRA lending crackdowns, COVID's chaos, and the current cost-of-living squeeze.

Every cycle has its winners and losers, but the biggest factor is rarely the policy itself. It’s how people react — or don’t react — that makes the difference. Those who panic, freeze, or act without understanding tend to create their own storms. Those who get good advice, think long-term, and look after their financial structure usually come through stronger.

The Five Things I’d Tell My Own Family Right Now

If my daughter or son were sitting across the kitchen table, worried about what to do next, here’s what I’d tell them — not as their accountant, but as their dad.

• 1. Don’t panic-sell — especially when it comes to capital gains tax (CGT).
  The biggest mistakes I’ve seen aren’t about selling at a “bad” price, but about selling at the wrong time. When you sell property, CGT is triggered by the contract date, not the settlement date. Many people don’t realise this, and they get caught out — selling in June, then getting smashed with tax in their next return. If you’re thinking of selling, understand exactly when the gain will fall, and what else might affect your taxable income that year.
  

  “But Graham, what if the market drops further?” I hear this every cycle. Trying to time the market rarely works. What does work is making decisions based on your long-term plan, not your short-term fear — and getting the tax timing right so you don’t hand more to the ATO than you should.

• 2. Don’t freeze — waiting costs money too.
  I understand analysis paralysis. The headlines are loud, the rules keep shifting, and it feels safer to “just wait and see.” But waiting isn’t free. Inaction can mean missing out on compounding growth, better loan deals, or tax opportunities. I’ve seen people spend years on the sidelines, only to regret it later.
  The key is to move with intention, not react out of fear. There’s a world of difference between “waiting for the right deal” and “waiting because I’m scared.” Be honest with yourself about which it is.
• 3. Get your structure right BEFORE your next move.
  This is the one I wish I could tattoo on every new investor’s arm. Most people focus on the property itself — the suburb, the floorplan, the rent. But the structure (how you own it, who owns it, and why) is where fortunes are made or lost. Trust, company, joint tenants, tenants in common, SMSF — each has its place, and each comes with big tax and legal consequences.
  Once you buy, your options narrow. Fixing a structure mistake later can be expensive, or even impossible. Get advice before you sign anything. I’ve seen families pay tens of thousands in unnecessary tax, or lose Centrelink benefits, all because they didn’t get the structure right at the start.
• 4. Understand your actual cash flow, not just the headlines.
  Media will always focus on the big numbers: “Property prices up 10%!” “Rents are surging!” But none of that matters if your own monthly cash flow is stretched. I tell my kids: the best investment is the one you can comfortably hold onto, even when things get tough.
  Do a real, line-by-line budget. Factor in higher interest rates, insurance, repairs, and vacancies. Don’t just trust the agent’s rental estimate — check it against real listings. And remember: cash flow buys you time to wait out a downturn, and the ability to make decisions on your terms.
• 5. Find someone who sees your whole picture.
  There are a lot of “experts” out there, but most only see one side of you — the property, the loan, the tax, the retirement plan. The best outcomes come when someone helps you see the connections between them all.
  That’s why I became a CPA, agent, and broker. I got tired of seeing clients get great advice in one area, only to get tripped up in another. Find an adviser (or a team) who takes the time to understand your family, your goals, your risks, and how all the moving parts fit together.

The Hardest Truth: Most Property Mistakes Aren’t Bad Properties, They’re Bad Structures

If I had a dollar for every time someone came to me saying “I bought the wrong property,” I’d be a rich man. But nine times out of ten, it’s not the property that’s the problem. It’s the structure around it.

Maybe it’s an investment held in the wrong name, costing thousands in extra tax every year. Maybe it’s a family trust set up without understanding how the distributions work, or a couple who bought as joint tenants without realising what that means for estate planning. Maybe it’s an SMSF purchase that accidentally breaches the rules, triggering penalties and forced sales.

The property itself is usually fine. But the structure — the legal and tax scaffolding around it — is what determines how much wealth you get to keep. I’ve seen perfectly good properties become a millstone because of a rushed decision, a misunderstanding, or advice from someone who only saw part of the picture.

This is the stuff that doesn’t make the headlines. It’s not as exciting as auction results or “hot suburb” lists. But it’s what separates families who build wealth from those who just tread water.

A Final Word — From My Family to Yours

I know these times feel uncertain. I’ve had my own worries, too — late nights, spreadsheets open, running numbers for my own kids and partner. But I’ve also seen how solid advice, a bit of patience, and the right structure can turn even tough markets into opportunities.

So, if you’re reading this as someone who’s feeling a bit lost, I want you to know: you’re not alone. The rules will keep changing, the headlines will keep shouting, but the fundamentals don’t change. Don’t panic. Don’t freeze. Get your structure right, know your real numbers, and find someone who’ll look after your whole story — not just the next transaction.

And remember: property isn’t just about numbers. It’s about family, security, and having choices. That’s the advice I give my own kids. I hope it helps you too.