In today’s episode, we’re diving into one of the most important and most misunderstood parts of HMO investing: valuations and revaluations. Now, if you’re buying HMOs, adding value, and relying on pulling your money back out to go again, then your valuation at the end of a deal is absolutely critical. It’s what determines how much capital you’ve got to reinvest and ultimately how quickly you can scale. But here’s the problem… I see so many investors doing good deals, adding genuine value, and st...
Apr 15, 2026•41 min•Ep. 356
Building and scaling a HMO business can look great from the outside, but when you’re actually in it, the reality is very different. Costs increase, challenges come from every direction, and the margin for error gets smaller the bigger you go. It’s no longer just about finding a deal that works on paper. You need to manage risk, build in contingency, and create assets that perform over the long term. In this episode, I sit down with returning guest Caroline Pattinson of ChesterHomeshare to talk a...
Apr 08, 2026•53 min•Ep. 355
In today’s episode, I’m unpacking what’s really happening in the property market right now and how I’m personally navigating a rapidly changing environment. Just a few weeks ago, things were starting to feel stable again. Inflation was easing, rates were coming down, and confidence was returning. But with rising global instability, that picture has shifted quickly. Rates are climbing again, uncertainty is back, and many investors are starting to second-guess their next move. I take you behind th...
Apr 01, 2026•33 min•Ep. 354
The HMO market can feel increasingly uncertain when you’re in the middle of it. Regulation is tightening, standards are rising, tenants have more power, and the margin for error is getting smaller. It’s no longer enough to create a property that works on day one - landlords need HMOs that can stand up to scrutiny, perform over the long term, and remain profitable for years to come. In this episode, I sit down with our partner architects, Andrew and Mary, to talk about what it really means to fut...
Mar 25, 2026•47 min•Ep. 353
In today’s episode, I’m breaking down one of the most important and often overlooked skills in property investing: knowing when to walk away from a deal. Many investors know how to analyse a deal. They can model yields, cash flow, refinance projections, and ROI. But long-term portfolio performance isn’t determined by how many deals you do or how profitable they look on paper. It’s determined by the quality of the decisions you make before you buy. A deal can show strong numbers and still weaken ...
Mar 18, 2026•24 min•Ep. 352
The market can feel uncertain when you’re in the middle of it. House prices move in small increments, rents start to soften, lenders shift appetite quietly behind the scenes, and it becomes harder to know whether things are improving or whether that’s just wishful thinking. In this episode, I sit down with mortgage and finance expert Ellie Broadhurst to unpack what’s really happening in the property market as we head through the first quarter of 2026. Ellie works at the sharp end of specialist l...
Mar 11, 2026•37 min•Ep. 351
In today’s episode, I’m breaking down one of the most misunderstood aspects of property investing: risk - where it actually sits in your HMO deals, how it stacks up, and how professional investors manage exposure before they commit. Risk isn’t something to fear or avoid entirely. It’s embedded into every return we chase. Higher yields exist because something could go wrong. The real question isn’t “Is this risky?” it’s “Is the reward sufficient given the exposure?” This episode is about structur...
Mar 04, 2026•30 min•Ep. 350
Property can look straightforward from the outside. Find a deal, add value, refinance, repeat. But anyone who’s actually building a business in this market knows it’s rarely that simple. In this episode, I sit down with Adriana Cafasso , an investor operating in the North East who’s scaling both her own portfolio and a high-volume, end-to-end investment business. She’s not watching from the sidelines - she’s actively acquiring, refurbishing and structuring HMO and mixed-use projects in a market ...
Feb 25, 2026•37 min•Ep. 349
Let’s be honest, going into 2026 there’s been a lot of noise in property and not much clarity. In today’s episode, I’m joined by Lucian Cook , Head of Residential Research at Savills and one of the most respected data voices in the UK housing market, for a clear-eyed conversation about where things actually stand as we move through 2026. Lucian has spent his entire career in property, starting as a chartered surveyor before moving into research just ahead of the global financial crisis. Since th...
Feb 18, 2026•47 min•Ep. 348
In today’s episode, I’m sharing a business update and giving you a real look at what’s happening inside my portfolio and wider businesses as I head into 2026. This year isn’t about experimenting or chasing new ideas. It’s about execution, efficiency and tightening what’s already been built. I talk through how changes in my personal capacity have reshaped my role, why focus and discipline have become non-negotiable, and how better execution is already translating into stronger performance. I shar...
Feb 11, 2026•28 min•Ep. 347
In today’s episode, I’m joined by Russell Quirk, a well-known property expert and one of the UK property industry’s most outspoken commentators, for a straight-talking conversation about where the housing market is really heading. Russell started as an estate agent at 16 in his family business, went on to run his own traditional agency, and later founded Emoov, one of the UK’s first online estate agencies. Today, he works behind the scenes with some of Britain’s biggest property brands and is kn...
Feb 04, 2026•53 min•Ep. 346
In today’s episode, I’m breaking down the real role mentorship plays in building a successful HMO business - what it actually does, when it makes sense, and how it can materially change your results if used properly. Mentorship isn’t a silver bullet. It won’t magically fix a broken strategy or replace hard work. But used at the right time and in the right way, it can dramatically improve decision-making, reduce risk, and accelerate progress. Most costly mistakes in property don’t come from bad i...
Jan 28, 2026•37 min•Ep. 345
In today’s episode, I’m breaking down my 16-step Find to Fill process - the exact system I use to take an HMO project from identifying the right property through to launching it and filling rooms fast. If HMOs were as simple as buy, refurb, advertise, and move tenants in, far fewer investors would be dealing with delays, budget overruns, planning issues, and long voids. In reality, most problems don’t come from the market - they come from missed or poorly sequenced steps earlier in the process. ...
Jan 21, 2026•38 min•Ep. 344
As we step into 2026, there’s no shortage of opinions about what the property market is going to do next. Some people are calling for a boom, others are predicting a crash. So in today’s episode, I’m laying out how I genuinely think 2026 will play out for HMO investors based on the data, the conversations I’m having across the market, and my own experience of building and operating HMOs at scale. This episode is about clarity. It’s about cutting through the extremes and understanding why a stead...
Jan 14, 2026•26 min•Ep. 343
In today’s episode, I’m joined by one of my mentees, Royce Turville , to break down exactly how he’s gone from steady, stop-start portfolio growth to building real momentum - raising more finance, doing better deals, and installing the systems needed to scale without burning out. Royce shares the full story behind his journey: starting out as an “accidental landlord”, spending years building a base of single lets, then hitting that ceiling many investors reach - where the portfolio grows, life g...
Jan 07, 2026•53 min•Ep. 342
As we step into a new year, a lot of property investors are setting big intentions and telling themselves this is the year it finally clicks . But good intentions alone don’t create momentum. In today’s episode, I’m talking about why so many property investors feel like they’re doing everything right… but still can’t seem to build any real momentum. They get started, they stay busy, they even do the odd deal - yet things never quite take off. This episode is about structure, alignment, and the d...
Dec 31, 2025•24 min•Ep. 341
In today’s episode, I’m joined by Will Whittaker - a construction expert and experienced builder - to pull back the curtain on what HMO projects really look like on the other side of the deal. What does a refurbishment or conversion look like from a builder’s perspective, and where do investors most often get caught out? As you can imagine, I’ve got plenty of questions. I consider myself fairly experienced when it comes to buildings and refurbishments, but Will operates on another level entirely...
Dec 24, 2025•43 min•Ep. 340
In today’s episode, I’m challenging the way most people think about a £50,000 pot of capital and why, for so many aspiring property investors, that thinking is the very thing keeping them stuck. £50k feels like a lot of money and it is, but in the context of property, it’s also not enough to do the job most people are asking it to do. Rather than trying to force £50,000 into a single deal and hoping it changes your life, I break down what that money should actually be used for if your goal is re...
Dec 17, 2025•23 min•Ep. 339
In today’s episode, I’m tackling the question everyone is asking right now: is it still worth investing in property? With rising costs, tighter lending, more competition and a general sense of uncertainty, it’s no surprise that so many investors are wobbling. Instead of giving you a polished answer, I’m breaking down what’s actually happening, what matters, and why the fundamentals still hold strong. We’ll talk honestly about the challenges in today’s market, the pressure on deals, the realities...
Dec 10, 2025•24 min•Ep. 338
In today’s episode, I break down the Autumn Budget and what it really means for HMO landlords and property investors, with expert insight from mortgage specialist Ellie Broadhurst. After weeks of speculation and political noise, the budget has finally landed and while it wasn’t as bad as many feared, it was still far from good news. We explore the key changes that affect landlords, what didn’t happen (and why that matters), and the wider direction of travel for the property market. Most importan...
Dec 03, 2025•35 min•Ep. 337
In today’s episode, I’m sharing a real and honest breakdown of what’s been happening inside my property and development businesses over the last few months. It’s been a challenging period across the market - tight lending, uncertainty surrounding the Renters’ Rights Act, contractor issues, slower rental demand, and some big, strategic decisions to make. Instead of giving you the polished version, I’m taking you behind the scenes and talking openly about what’s working, what’s not, and how I’m na...
Nov 26, 2025•31 min•Ep. 336
In today’s episode, I sit down with Hayley Andrews, the award-winning investor, “dragon” on Sky TV’s Property Elevator , and the force behind Hard Hats to Heels and the Women in Property Awards , to unpack how she’s built a diverse, multi-strategy portfolio over two decades, from vanilla buy-to-lets and HMOs through to hotels, listed buildings and complex commercial schemes. Hayley shares the real story behind her growth: starting out on a council estate, using property as a pension, then scalin...
Nov 19, 2025•50 min•Ep. 335
In today’s episode, I break down one of the most overlooked parts of running a successful property business - how you structure it. Most investors talk about yield, rent, and refinancing, but few think about what happens after they’ve made the money. Without the right structure, a huge chunk of your profits can disappear in tax - money that could have stayed in your business, been reinvested, and compounded into something far bigger over time. I reveal how smart tax planning and business structu...
Nov 12, 2025•26 min•Ep. 334
In today’s episode, I break down the Renters Rights Act, the biggest shake-up to the UK rental market in decades, and explain what it really means for HMO landlords. This new legislation completely rewrites the rules for landlords, from the removal of fixed-term tenancies and Section 21 evictions to rent increases, pets, and the launch of a national landlord register. It’s a huge change that adds complexity and risk, but for those who understand it and prepare early, it also creates an incredibl...
Nov 05, 2025•37 min•Ep. 333
In today’s episode, I break down the 14 key numbers every serious HMO investor should be tracking — the exact metrics that separate property owners from true property business owners. Over the years, I’ve seen countless investors who know their rent roll but have no idea how their portfolio is actually performing . In this solo deep dive, I walk you through the essential calculations, from yields and ratios to returns and risk measures, that reveal how efficient, profitable, and resilient your b...
Oct 29, 2025•32 min•Ep. 332
In today’s episode, I sit down with Craig Fisher , the founder of CF Commercial , HausProud Living , and co-founder of Yvonne Ellen , to unpack how he’s built a £250k-per-year HMO portfolio while running several multi-million-pound businesses. Craig joined my mentorship programme in June 2023, and together we’ve focused on building a simple, repeatable model that works. In this conversation, I pull back the curtain on the exact deal criteria, refurb standards, KPIs, and risk controls Craig uses ...
Oct 22, 2025•46 min•Ep. 331
This week, I’m sitting down with Laura Ackers of Haus Property , someone I’ve had the privilege to watch go from zero property background to a Manchester-based HMO portfolio that’s given her and her husband Dan genuine freedom. In just a few years, they’ve stepped away from their jobs, systemised the business, and moved their young family to Mallorca on a three-year visa. Here’s what we cover in the episode: 03:46 - The Journey From Hairdressing to Property Investment 09:54 - The Challenges of S...
Oct 15, 2025•41 min•Ep. 330
There’s a lot of fear in the market right now. Everywhere I look, investors are sitting on their hands or even thinking about selling up. The media is full of doom and gloom, interest rates are high, the Renters Reform Act is looming, and costs are up across the board. But here’s the truth - this is exactly when real opportunities appear. When everyone else is frozen, the smart investors are looking the other way. In this episode, I dive deep into why I genuinely believe we could be standing in ...
Oct 08, 2025•19 min•Ep. 329
In this episode, I’m joined by Dr. Michael Taylor of Parable Property , who spent years working as a GP before deciding it was time for a complete change. Michael shares how he left behind the security of medicine to take on the uncertainty of building his own property portfolio - something many people dream about but few have the courage to actually do. What I love about Michael’s story is how honest he is about the journey. He faced big setbacks at the start, but instead of walking away, he st...
Oct 01, 2025•41 min•Ep. 328
If you’re in property long enough, something will go wrong and I’ve been there more times than I can count. Builders have disappeared, finance has fallen through at the eleventh hour, planning has thrown me curveballs, and valuations have come in soft. The truth is, these challenges aren’t the exception… they’re the rule. In this episode, I’m sharing the simple framework I use to deal with setbacks without letting them knock me off course: the 3 R’s of Resilience - React, Reframe, Recover. Over ...
Sep 24, 2025•23 min•Ep. 327
