Mum and dad investors are pulling out of the property market.

The housing market is shifting to focus on the needs of your everyday owner-occupier, but the demand for rentals as still as high as ever and it doesn't look like that will change any time soon.

The problem is that, among other reasons, the cost of running a rental is at an all time high, debt-to-income and loan-to-value ratio rules have blocked a lot of access to funding, and long-term capital gains aren't what they once were - all leading to more professional property investors.

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If you're declaring yourself as the bank of mum and dad, you'll need to have some conversations with your children about what they can afford - and what happens if that changes.

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Westpac's economists are picking 6 consecutive OCR hikes from December - they're forecasting that it will hit 4% by the end of next year.

The OCR dropped to 2.25% just before Christmas, which is where it stands now, but there have been rumblings for some time that we'd start seeing hikes soon, as all major banks lifted long-term loan rates.

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Those in the market to buy a new home either know or will learn very quickly, that an agent is essential in the process.

Sure, we can search agency websites and windows ourselves, or scroll through OneRoof after work every day - but we're doing ourselves a disservice if we don't have an agent keeping an eye out for a place with the right metrics for us.

Here's the problem - these agents legally work for the seller.

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New Zealand's biggest bank, ANZ, has downgraded its forecast for property prices this year.

It says its previous forecast of 5% is looking unrealistic as the OCR looks to be making a turn soon and market prices are already falling - now saying a 2% rise is more likely.

Meanwhile, economists are laying out their predictions for when we'll see the OCR make that turn.

Many say it won't be until 2027, but some are predicting a rise as soon as the second half of this year.

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Normally when property comes up in discussion, it's focused on the plight of the youngsters who are fighting to get on to the property ladder. But today, we're switching it up a bit.

Your house is likely the most expensive thing you own, that applies for everyone who's lucky enough to own one. So how do you manage your money with it?

How old is too old to be investing in property? Are you worried that you've left it too late? At what point does it stop being worth it?

Managing director of property investment company Opes Partners Andrew Nicol joins Tim Beveridge to give advice on property investment.

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The no-consent granny flat law changes came in this week.

That means you can build an up-to-70sqm dwelling in your backyard without having to ask the council if you're allowed to.

Getting one set up on your property would set you back at least $200,000, but the question on minds of anyone with enough space for something like this is - how much value will it add?

They can be rented out for a bit of passive income - but it may not be worth the trouble of getting it fit to rent.

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From tax changes to interest rates to regulation changes, there's an ever growing list of reasons for kiwis to be a bit more hesitant to invest in property.

Now with changes to foreign buyers laws, we may be staring down the barrel of a completely different property market.

So here's the question, has the model for property investment fundamentally changed? How are investors going about it these days, and is it even worth it?

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