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正文
江城游子个人认为能在55岁以前退休的应该算成功人士，60岁退休的应该算正常退休，而65岁才退休的应该算比较失败的人士。
为了维持较高的生活水准和生活质量，满足提前退休所需的所有生活开销，光靠工资和养老金的积累是完全不够的，而是需要投资理财。也就是说要一手赚钱，更重要的是要一手生钱。因为工资收入是有限的，而理论上投资理财所带来的财富是可以无限的。
下面探讨一下依靠投资房提前退休的三种方法:
1，Refinance in retirement
这是三种方法中最大胆的高风险，高回报的做法。收刮的投资房一个都不卖，而是将物业增值的部分反贷一部分作为生活开销，增加了总的贷款额度，等待所有投资房今后的capital gain。以澳洲，特别是Brisbane的良性房市这种方法是可以期待的。
Example
An investor has accumulated a property portfolio worth $6 million with $3.5 million in borrowings associated with it. The investor's LVR (loan to value ratio) is therefore 58%. The investor refinances to 60% and pulls out $100,000 in tax free funds to live off for the year. The $100,000 is added to the $3.5 million debt, taking total borrowings to $3.62 million.
2， Retire on rents
这是三种方法中比较中庸的中等风险，中等回报的做法。尽量多收刮投资房，在临近退休时按计划逐步买掉一部分投资房，留下一部分投资房。卖房所得的盈利付掉剩下所有物业的房贷。然后靠收租金维系日常生活开销。
Example
An investor calculates that she needs five unencumbered properties to retire.She acquires ten properties over a period of years, lets them appreciate to a value of $8 million financed by $3 million in borrowings, then sells 5 properties, leaving five unencumbered properties. The rent from these five properties provides the funds to pay the investor's living expenses in retirement.
3， Sell up and park the proceeds
这是三种方法中风险最低，不求回报的做法。尽量多收刮投资房，在临近退休时按计划逐步买掉所有投资房，然后将所有卖房所得放到风险比较低的基金，最后靠基金利息或分红来维系日常生活开销。
Example
An investor builds a high capital growth portfolio of five properties worth $3.5 million financed by loans of $1。5 million. He sells all five properties and, after extinguishing the loans and paying capital gain tax on the sale plus sale expenses, is left with net proceeds of $1.5 million. This amount is invested in a managed fund which pay an average 7% ( or $105,000 ) distribution per year, providing the passive income that pays the investor's living costs in retirement.
为了维持较高的生活水准和生活质量，满足提前退休所需的所有生活开销，光靠工资和养老金的积累是完全不够的，而是需要投资理财。也就是说要一手赚钱，更重要的是要一手生钱。因为工资收入是有限的，而理论上投资理财所带来的财富是可以无限的。
下面探讨一下依靠投资房提前退休的三种方法:
1，Refinance in retirement
这是三种方法中最大胆的高风险，高回报的做法。收刮的投资房一个都不卖，而是将物业增值的部分反贷一部分作为生活开销，增加了总的贷款额度，等待所有投资房今后的capital gain。以澳洲，特别是Brisbane的良性房市这种方法是可以期待的。
Example
An investor has accumulated a property portfolio worth $6 million with $3.5 million in borrowings associated with it. The investor's LVR (loan to value ratio) is therefore 58%. The investor refinances to 60% and pulls out $100,000 in tax free funds to live off for the year. The $100,000 is added to the $3.5 million debt, taking total borrowings to $3.62 million.
2， Retire on rents
这是三种方法中比较中庸的中等风险，中等回报的做法。尽量多收刮投资房，在临近退休时按计划逐步买掉一部分投资房，留下一部分投资房。卖房所得的盈利付掉剩下所有物业的房贷。然后靠收租金维系日常生活开销。
Example
An investor calculates that she needs five unencumbered properties to retire.She acquires ten properties over a period of years, lets them appreciate to a value of $8 million financed by $3 million in borrowings, then sells 5 properties, leaving five unencumbered properties. The rent from these five properties provides the funds to pay the investor's living expenses in retirement.
3， Sell up and park the proceeds
这是三种方法中风险最低，不求回报的做法。尽量多收刮投资房，在临近退休时按计划逐步买掉所有投资房，然后将所有卖房所得放到风险比较低的基金，最后靠基金利息或分红来维系日常生活开销。
Example
An investor builds a high capital growth portfolio of five properties worth $3.5 million financed by loans of $1。5 million. He sells all five properties and, after extinguishing the loans and paying capital gain tax on the sale plus sale expenses, is left with net proceeds of $1.5 million. This amount is invested in a managed fund which pay an average 7% ( or $105,000 ) distribution per year, providing the passive income that pays the investor's living costs in retirement.
谢谢大哥经验