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Money Making Expert: How to make REAL Money in 2026 | 7 proven ways to create wealth · The Follio Property Podcast

0:00
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0:56
Why do some people build wealth in Australia while others stay stuck for years? Even high earners struggle to get ahead, while low-income earners sometimes manage to grow wealth quietly. So what are the real fundamental rules and strategies behind lasting wealth? The fundamental of wealth is in living on less than you earn and invest the rest. What's the best long-term investment account I can set up? The biggest investment that we can ever make is in...
1:19
In this episode, we're joined by Glenn James, a financial advisor, bestselling author and host of the Money, Money, Money podcast to break down the real rules of wealth creation, investing and financial discipline. Life isn't a spreadsheet. It's real. And some things that look good on paper is actually the most horrendous advice in practice. Just make a decision, invest in something like broad-based ETF, property, stock exchange, a super fund, and just keep living.
1:45
It's harder than ever for an Australian to invest in property market. It's now impossible for the younger generation. What's your advice to people? Oh, gosh. Property market's cooked. There is a 20% chance of dying. Most people are in mortgage stress. It's over 30% of the gross income. That's crazy. You get the business right, you'll buy any house you want. Wise words.
2:09
You're listening to the Folio Property Podcast. I'm Rhys Biddle and I'm here each week with my co-host, Lachlan De La Hunty. Special episode today. Got one of the OGs in the wealth creation space. There's a load of accolades I could read out here, but most notably, money, money, money, retire. Right. Retire right. I was going to say retire me. Glenn James. Hey, thanks so much for having me. Appreciate it. Welcome to the Folio Property Podcast. I'm down for it. Let's go.
2:40
I have been consuming a lot of your content in the lead up to it. You definitely have a voice. Yeah. Definitely a voice. I was going to say radio, but for podcasting as well. Also a face for video podcasting too. Well, thank you. Thank you. From a guest perspective, we always focus purely on property, but a lot of our audience is not just looking at property, looking at the whole range for the wealth creation. So there's a lot we want to sort of unpack today.
3:01
Hey guys, quick thing to share. If you're serious about investing in Australian property right now, you need to see what we put together. It's called the National Investment Report and it's our brand new monthly deep dive into exactly where the market is moving, what the data is saying and what the smart investors are looking at right now. You can get the first access completely free. Just scan the QR code on the screen right now or click in the link below to fill out the form.
3:26
I just want to get from your perspective. You've been in the game the longest out of anyone we kind of know in this space in Australia. What got you into it? And how hard was it to gain traction in those early years? There was so much clear air.
3:39
When now everyone's got a money podcast, everyone's talking personal finance, you know, it's just, it's a commodity, which is fine. You've seen a lot of bad advice though come through with that wave of information? Yeah. I think what I would say is my value proposition. I've literally had hundreds and hundreds of people in front of me working with them to achieve their financial goals in a real world practical sense. Yeah.
4:08
I haven't just read that high interest savings accountants are good, so you should put your money there and buy this VDHG ETF or buy a property, any property is good property. So I think I've had the practical experience with people because life isn't a spreadsheet, it's real, and some things that look good on paper is actually the most horrendous advice in practice. What's an example of that?
4:35
An example would be we did a show the other day where this listener wrote in, for example, he's a very analytical guy, detailed everything to the point, and he couldn't make a decision because he was trying to get the best decision on paper. Where it's like, just make a decision, just invest in something like broad-based ETFs or whatever, right?
5:02
And just keep living. Like don't try and optimise every – and sure, that's a portion of the members of a community who might be actuaries or accountants or engineers. Like we need them to be precise. Sometimes running out everything on a spreadsheet doesn't translate because you need to flip and live your life and enjoy it as well.
5:24
And no action at all is typically the worst thing you can do, right? Well, no action is also a decision. Yeah. And that's, you know, you can sit around and dance and try and get the best outcome and do nothing. I'm over here doing, sure, I'm breaking some eggs, but on balance, I'm getting a better result because I'm taking action and not looking for perfect.
5:44
on paper. In the financial, in your world, essentially, what's some of the misinformation that you're seeing out there at the minute? Misinformation. You see a lot of people online talk about investing and wanting to, you know, people write in a Facebook, oh, I want to get started with my investing. What should I do? And someone lobs in and be like, oh, you need to invest in investing.
6:08
DHHF or GHHF or 100% growth because you've just got to be young.
6:17
And this kind of goes back to the question before about on paper versus in real life. You're young. You need a 100% growth risk profile, right? So that's all well and good until you have one day of a 2% drop. The next day, a 4% or 3.5% drop. How's that growth going for you now? Because on paper, yes, we need that growth. Yeah.
6:41
But I personally, in my equity portfolio, do not have 100% growth because I'd rather a smoother ride and less of a gut-churning moment than on paper, 100% growth. And most people don't invest for-
6:57
You know, people go, oh, I'm a long-term investor. And then the market shats itself and they pull their money out. It's like, okay, you have to work out what type of a person you are and what type of investor you are. Why are you investing? And what does volatility look like in your world when it actually happens?
7:14
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7:44
It's interesting because you're learning to super and I reckon there's a lot of young people out there that just push the can down the road and put in too much thought to it, right? They're like, well...
7:52
What's the problem with that theory and when should you start considering those things? People say, oh, I want to, what's the best long-term investment account I can set up? Well, if only you had a long-term investment account already set up and, you know, that's superannuation. And a lot of people don't understand it in the way that it is just a tax structure. It's effectively Australia is a tax haven when it comes to the concessions in superannuation at the moment.
8:17
Do you think it's a risk, obviously, for those that, you know, probably a bit later in the journey that all their super is tied up in shares or, you know, it's not diversified into property at all with the volatility we're seeing in the markets at the moment? Well, I think to get your superannuation, you have to be age 60 and have stopped working or had a significant or a change in employment circumstances. Now, yeah.
8:45
Most people who are 65 will live until they're 85. So that's 20 years, right? We don't want to invest in growth assets unless we need the money, unless we have the money invested for at least seven years.
8:59
The money needs to be at work still, maybe for another 10, 20, 30 years. I actually think investing in shares on balance is actually not a high-risk endeavour because you fear what you don't understand. And I understand how markets work over the long term. How much would the average Australian need to retire? Well, I actually worked out the exact amount that people need to retire in Australia. Do you want to know? As much as possible.
9:30
It's a dumb question because what someone needs to retire isn't the same as someone else because it's not about the how much do I need to retire. It's how much does it cost you to live? I'm just of the view...
9:45
We just need to invest. We need to live on less than we earn today and invest the rest for tomorrow. I've never met anyone who has regretted at age 65 putting more money into super, paying off their home earlier than on non-deductible debt or buying investment properties.
10:03
It's every dollar that you're not spending. It goes to work. We had a guest on a couple of weeks ago and made a pretty bold statement that we're in a world where it's not a cost of living crisis. It's a cost of spending crisis. Yeah. Look, it is actually expensive. I like to think I do live in reality. I think there is a legitimate housing crisis and all you need to look at...
10:27
In fact, I haven't said this publicly yet, but we're about to release a new book called The Quick Start Guide to Your First Property. And one of the opening, I think the opening sentence, I loosely was like...
10:42
property markets cooked. The first table in the first page is an example of income versus the median house price in like the 90s versus today. It's like, what, three to four times the median income versus the median house prices in Australia in the 90s, where now it's like eight to nine times. It's crazy. It's not a capital gains tax issue. It's not a negative gearing issue.
11:10
It's not anything but a supply issue. And the thing is, it's the states that hold the keys to the supply. Sure, there is a cost of spending crisis, absolutely. It's like, oh, I can't save any money. Okay, well, maybe not spend $90 over three days on Uber Eats. How about that? So, there is that portion. But if you have a look at...
11:34
The cost of rent and the cost of the mortgage because of house prices are so expensive, most people are in mortgage stress. So, over 30% of the gross income is considered mortgage stress. I mean, that's crazy. Yeah.
11:51
Yeah, and that's – we talk about it. It's quite topical. I know your financial literature is one part. You get asked about property all the time. What's your advice to people that are on that early phase of their journey to get in because it's now seamlessly impossible for the younger generation? I wrestle with this because – let's just look at the capital cities. If you drive two hours out of each capital city and particularly some of the regions –
12:19
aren't that savage. So in those regions, it's not as crisis-y within an hour and a half. It is affordable. Yes. Young people under 30, saving hard, buying their first home. Like it actually can happen. And that's not saying that it's cheap. It's not saying that it's easy. But what I'm more...
12:42
When I talk to my listeners about the things that you can do to move the needle, what can we control, right? I think the biggest investment that we can ever make is in probably our income and our career. If you want to buy your first home to live in, I think you need to set some realistic vibes in your life that this could be a five or six year journey.
13:03
to save a deposit. We talk about having a strategy and it could be, I really want to be a property investor. I like property. Maybe I have to flip the script and legitimately forgo my first home concessions and buy a property in another region as an investment property.
13:24
How important, firstly, is the strategy? Because we talk about a lot of people just want to buy property because their mates have bought property. They've seen a podcast or they've seen a clickbait reel on Instagram that someone's got filthy rich overnight, which is not always the case, right? It's normally false media. But how important is it to have a strategy before you go out there and invest in general, whether that's shares, property, whatever? Well, people are looking at tactics, right?
13:51
And not the strategy. So the tactic could be, well, I'm going to buy an investment property here, flip it and sell it and all that. But if we zoom out and go, well, actually, what is it that we want to achieve? Let's look at the strategy. Oh, I actually want to buy a home to live in. I just think you need to have a strategy for your life, however small, and really guard it.
14:15
Because when you've got a strategy, the day-on-day noise won't deter you. It will stop you spending the $90 a week on Uber. It will stop you going to Bad Bunny concert because the strategy and the goal in your life will really feed into all your other spending. So, you'll actually achieve it faster because you're dialed in and you're putting attention to something.
14:38
How often would you actively review a strategy? I think you would do it when major life events or changes occur. Birth of a child, inheritance. I don't think there's a rule, but it's better to have some type of strategy and change it than not have one at all and wonder where the last five or six years went.
14:57
It's a really good point that the discipline behind having a goal and a strategy and sticking to it is so important. I mean, I think you can listen to a lot of people to get information. I think that's reasonable. But I think when it comes to your own strategy, you need the discipline to either lock something in based on what you believe and stick to it.
15:22
And if you don't have that discipline, you need to go and pay for some type of advice, accountability, whether it's a strategy from your crew or – and that's it. Like if John Pidge and my co-host and dude in my world, when I was a financial advisor, the property zombies would walk in and go, oh, we just want to buy property. I'm like, freaking piss off. I can't help you. Go to see Pidge. You know what I mean?
15:52
are not going to be that interested in building a portfolio of ETFs. And that's okay. I think it's okay to, on balance, live on less than what you earn and invest the rest. Now, the optimising then comes by not planning between pulling it up every second month and having a look at the roots and moving it around. Because investing works, people don't. But for me, what I've resolved, I actually don't invest in property or in equities.
16:22
to get the best return.
16:24
I live on less than I earn. I'm a generous giver. And then I invest the rest for Glenn of tomorrow. My investing goal is to park money for future Glenn that beats inflation and the cash rate. So, I'm not what's the best ETF or- I'm not trying to show the lights out. Yeah. Like why? Who cares? I just need to beat inflation and beat the cash rate. And I'm happy with market returns.
16:52
And don't compare yourself to others. Compare yourself to Glenn five years ago and Glenn today. Has that improved? That's right. You've got to do the you of tomorrow a favour today, however that looks. Yep. And I'm working on this series at the moment about like the fundamentals of
17:07
So, if you did just the fundamentals, how you would be okay in life, right? And because I think it's- Fundamentals are not sexy for younger generation though, right? That's right. They want to knock their returns. That's right. But I think the fundamentals with money are pretty good if you just bought a car with cash.
17:26
Back to the spreadsheet. Well, I'm borrowing 50 grand at 5% and I'm investing it and getting a spread of 3%. I'm sophisticated. Like, okay, bro, like that looks good on paper.
17:40
But in reality, if you just said, I'm saving 20 grand and buying a car, what's the problem? Like it's not sexy. The fundamentals of if you just agreed that you would not have, you wouldn't live life on a credit card, you didn't have any consumer debt and you just salary sacrificed to super. Fundamentally, you'll be fine. You know, this is the reality is this is life.
18:10
And those who chase the big returns, oh, they might get them, but they'll get flushed at some point. You know, in your world, property developers, it's boom and bust because you gear up with debt and things change, it will flush you out. And that's kind of why I...
18:31
I don't love debt. Like I've got mortgage debt, but none of it's – and I rent where I live because I'm not really in the mood to have non-deductible debt in my life and I'm happy to rent, you know, on the harbour in Newcastle and live my life. Because I think a lot of people think I need to buy a property to be ahead in life, but as long as you're investing and living on less than you earn, you will get ahead.
18:59
in life. What about speculative assets from your world? What is your, I guess, what's your relationship with speculative assets and is there a portion of your portfolio that you'd like to keep that under? Yeah, so I think maybe 10% of my non-property portfolio, I might have an allocation to something that's a bit spicy, which is fine. It's just about guardrails. And this is the whole thing, right?
19:25
Let's do a mind exercise. We'll say someone had a $100,000 portfolio and they wanted to put it in something speccy, like a startup company on an exchange or crypto asset or something speccy. Sure, the $100,000, if that did six or seven times,
19:52
That's a good day. You'd take that all day long. But the chance of it happening is so low that I don't think it's worth the risk. But sure, if you put $10,000 in that, if it didn't work out, well, it's not catastrophic for your life. And in the book I talked about, we want to, it was either that or my career book, one of them. I think it was the career book. You want to try and avoid catastrophic risks at all costs.
20:20
So there's a risk to walk across the street, but it's not a risk because we're used to it and we do it all the time, but people get hit by cars all the time. So familiarity reduces the risk or the perceived risk. Walk across the road at the crossing, that's still risky. If you go where there's no crossing, it's a high risk, but it's still tolerable. Some people will cross a freeway on foot. Most people won't. But...
20:46
When it goes to Russian roulette, there is a 20% chance of dying, which is pretty good, 80% chance of success. You'd take that, wouldn't you? Well, you wouldn't because the 20% downside is catastrophic. So you'd actually avoid that completely. So when you're looking at high-risk investments,
21:08
You don't want to put your whole portfolio in something that could lead to a catastrophe. The problem with, I think, and this is my own view, challenge me on it. Most people can't buy property without debt in Australia. So there's no way on earth I'm borrowing to invest in a speculative high-risk property because we've 10x'd the risk with the debt.
21:37
and we've all heard of compounding returns, you have a look at compounding negative returns, baby. So, if the stock market drops by 10%, or if, let's, another mind game, we start with $100, $100,
21:50
Falls by 50% to $50. To get back up to $100, what's the return we need? A 100% return. So, the compounding negative effects will just wipe you out. Yeah. What about self-managed super funds? Like in our world, you're seeing a rise in this and the challenge we're seeing quite a lot from a property standpoint is,
22:12
ill-advised, getting the wrong types of assets within that. What is your opinion on self-managed super funds? Well, most people most of the time don't need a self-managed super fund. Like, full stop. Now, why would you have a self-managed super fund? Number one, you may want to buy a commercial property and rent it off your fund.
22:37
Common strategy, awesome. You may want to invest in things outside of the APRA environment. So, some wrap accounts and, you know, for example, the big super funds have the member options. A lot of them won't let you just go 100% in business.
22:56
Australian equities or there will be a portion that is in a blended portfolio. A lot of them won't let you invest outside the top 300. So, if you did want to invest in something a little more sexy, the question is, should you be doing that with your biggest nest egg outside of your income? I don't know. Maybe. The third reason would be that...
23:22
You do have significant wealth and it actually makes sense from a tax standpoint and an estate planning and control thing. Another reason is you've got blended families and then it flows into that control and estate planning. Or, which I don't think is the right reason to, that you want to buy a residential investment property.
23:45
Just buy it in your own name. Like, why would you want to set up a self-managed super fund just to buy a residential property when you can't use the equity out of it? The lending is more expensive. The tax rate in super is 15%. I don't know. Like-
24:06
And the problem is, and I don't expect it to be your business, other people in the property world get a client come in and go, aha, there's a big pot of money there. We've got these properties here in this new development that we can clip 30 grand off each one, come and talk to our accountant and set up a self-managed super fund. Hell, buy two. What could go wrong? That's my view of self-managed super funds.
24:29
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25:33
Look, I agree if it's abused, and that's the problem we're seeing in 2026. Too many people, and that's where if you talk about that risk you spoke about before, if you're going to take risk, super's not the place to do it. I do believe in this time of serious uncertainty, and I had a family, mum and dad, when they were activating their super, essentially GFC periods, right, but they're not.
25:57
Having it all tied up in funds can be catastrophic. You could see 40%, 50% wiped off the stock exchange in a short period of time. And if you're using that and people panic and then they start to take it out, all those sorts of things, it can cause problems. So I do like property in super for a diversification play.
26:16
But it's less diversified if all you've got is property. Exactly. So diversification is key, right? So if you take it all out self-centered super fund, use all those funds and employ it all into property, I don't think that's a great strategy. I think everything we speak about on the podcast, diversification is important, right? But I have concerns in times of such uncertainty, having it all my super, if I was going to use my super and start to draw on it, tied up in...
26:44
But that's an educational thing where a lot of people don't understand because you're assuming in times of uncertainty, if I am about to retire, that I need to draw on it all today. I had so many clients in 2015 that were referred to me from an accountant.
27:06
And I'll go and see Glenn. Just absolute disgraceful behavior. They all had self-managed super funds, all with cash,
27:15
For maybe eight years. And the millions of dollars lost. Because at the GFC they got scared. Pulled it out. Pulled it out into cash into a self-managed super fund. Hello, you could have just done that with your freaking A&P fund or whatever into cash. Didn't need a self-managed super fund. So I just think if, you know-
27:38
I was talking to someone in their 40s this week on the show. They had, I think, 300,000 in their super fund. Awesome. Blended portfolio.
27:49
If you understand that markets move and fluctuate and the portfolios are designed to go through oil shocks and all that stuff and you keep your freaking mitts off it, that's not a bad thing. You look at the chart over the last 100 years of like Australian stock exchange or securities exchange, ASX 200 versus residential property, it's pretty similar.
28:10
So I think it's more what do you prefer? And if you want to make your bed with all property, awesome. But just know we all make the bed that we lay in and then we can't turn around and go, I shouldn't have done that.
28:27
And the problem with the property in the Superfund world is people going to the one-stop shops. Like we had clients, and you probably know the area being from the coast. I had clients that up in the Hunter Valley, they come in, self-managed Superfund. The company set them up with two properties in Greenfield Estates worth less than what the Superfund paid for it. No tenants.
28:53
Yeah, they're the horror story. That is catastrophic. And the only reason that happened was they got sold it and the only winner was the developer or the person selling the properties. My cousin the other day, they've got their own their home, got a mortgage, and there's this thing in the mind that we have to have a property to be financially successful. Well, you've got one, you're living in it.
29:20
Should we buy it? We can't afford an investment property in our own name. Should we buy one and set up a self-managed super fund? We've got $300, $400 in our super fund.
29:31
I said to them, like, why would you do that? Like, why? Well, we need a property. It's like, you got 400 grand in 80% growth assets. Property is a growth asset. For me, what's more riskier? A thousand companies all around the world or one property that you find on domain or real estate based on the price that you got the lending for with no other fundamentals? What's more riskier? Hmm.
29:55
Probably not the single asset that you choose yourself. Yeah, I won't disagree with that, particularly if it's two assets in Greenfield Estates. That's when I'm like speculative. But if, you know, our strategy, if it's blue chip and you're holding for the longer term. Yeah. But this goes back to, and I realise I want a property podcast. Hey, I've got property. I've got lots of it and, you know, I've done very well. I'm not against it. Yeah.
30:19
I'm just like, I don't know if I would want somebody in my life or if there was a doppelganger of Glenn.
30:28
to be all property because I don't know, I just like diversification and that's okay. Exactly. But the problem, and you picked up on it, when I said before, if you're going, oh, we've been pre-approved for 700,000, search 25 kilometres of here, 700,000, buy. You've just been able to see the fundamentals. I'm never buying another property on this planet without getting Pidge or someone like you guys to go and buy it for me.
30:58
Just not doing it because I know nothing about property. I know that the freaking property manager shats me into tears. I know that much. Like, get back to me within a month. Don't let me chase you up. Like, I know that much. I know when the freaking tiles were in that property, the oven went in that property. It all happens at once. Yeah, it's freaking annoys the snot out of me.
31:20
Ready to sell them all. Just don't take unnecessary risks. Don't set out to get wealthy thinking your problems will be solved. There's a lot of people who've got lots of money who have got crap lives. You've got to look at the other stuff. Look at your job and your career. Forget the actual pay rise thing. Do you like your job? You spend eight hours a day at your job. Mondays don't suck. Your life sucks. Fix that.
31:50
then look at what you're going to do in the future. That's all I would say. Wise words, Glenn. Before we get you out, mate, you've obviously mentioned multiple podcasts across multiple generations, really, targeting kind of the first –
32:04
I guess, first-time investors versus retirees. And you've mentioned a couple of books there. Where can people find you? Yeah, we've got the Money, Money, Money show on YouTube and Spotty, Retire Right, the book, The Quick Start Guide to Your First Property, The Quick Start Guide to Investing. I don't know. Just listen to you guys. I mean, and this is the thing. Like, we do have a property podcast and I know inherently that
32:32
People who would listen to a property podcast love property. I can't tell you the last time I listened to a property podcast because I don't care. I'm just, yeah, I buy one, get on with my life. I'm just not in that world. And that's okay if you are. Be in that world and love it. Just if you are buying property, make sure the fundamentals stack up and it's part of your strategy. It's not, oh, I grew up here. It must be good to buy. Okay.
32:59
It's like you grew up, there's freaking no water in the town. It's not that good anymore. So, just use your services. I'm sure you have buyers advocates every second day help people, right? People freak out about paying professional service fees. No one freaks out about the stamp duty or the selling agent costs when moving property, but they'll have an aneurysm about a BA fee or a financial advice fee. It blows my mind.
33:28
It's the biggest asset. You get what you pay for. It's like, so you casually want to get your million-dollar super balance and casually think you know how to manage it better than a professional? Okay. Knock yourself out. Anyway. Whatever. See you. That'd be a good clip. You've been listening to the Folio Property Podcast.
33:59
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