There are a few things more fulfilling for an investor than to watch his investment grow in value while producing a generous income. Over the past 12 months, many properties, especially those bought in Sydney, Melbourne and Darwin have experienced rapid growth in values as buyers took advantage of the rare opportunity to buy discounted properties at a time when interest rates were at record lows.

However, this strong surge in value came at a price. As prices rose, so did the interest rates. The result is some erosion in rental yields, particularly at areas that recorded fast growth in values. While the drop in yields in some areas is seen as just temporary amid the underlying shortage of rental properties, it is presenting a challenge for some investors who now have to re-evaluate their cash flow situation to make sure they maximise returns.

This month's main feature, Cash flow kings looks at these issues in detail. We examine the best place to snap up positively geared properties and practical steps to immediately improve your cash flow. You'll find that you don't have to spend a fortune to significantly increase your income!

We also spoke with one of the leading property experts in Australia on why she thinks switching from growth strategy to mostly cash flow is a better way to approach the current market. Find out how Helen Collier-Kogtevs made the most out of the GFC and her tips on how to invest in bad times on page 38.

If you've tried to get financing recently, you'd know that the lenders have dramatically tightened the reins on borrowing. However, there are ways to get around these difficulties, as we've explained in our article on 15 ways to beat the borrowing hurdles*. You'll discover easy steps, such as making simple adjustments to your applications, could go a long way in securing your loan.

We also feature an in-depth look at how to overcome the red tape that comes with DA application. Our expert explains practical strategies to get the council to say "Yes," faster.

Lastly, we feature an amazing story of an avid YIP reader who managed to snap up a $15,000 property that is actually worth $200,000! Find out how she did it in this issue of Your Investment Property magazine.