How YOU can make a FORTUNE from BUY TO LET in 2019

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HOW YOU CAN MAKE A FORTUNE FROM PROPERTY IN 2019
How YOU can make a
FORTUNE
from BUY TO LET in
2019
ProgressiveProperty
Invest For Freedom, Choice And Profit
“Why the media is wrong, what the property
elite don’t want you to know and why now is
the best time to get into buy to let”

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“Death of buy-to-let: landlords wake up to Osborne’s 150% tax Buy-to-let investors paying more
than 100% of their profits in tax are already sell up!”
Headlines like this (that the Telegraph ran on the 22 August 2015) certainly scare off the uninformed
and those people that we all know that will never get into property because the timing is not quite
right. By getting your hands on this report you’ve proven that you are determined to be one of the
select few that are able to profit in this market uncertainty.
So why is 2016 the best time to get into buy to let? To answer this most succinctly I’d like to quote
the most successful investor of all time, Warren Buffet:
“Be fearful when others are greedy and greedy only when others are fearful”
As you know there is a huge amount of fear about property investment right now because of
headlines like the one above. So what is the truth that savvy and successful property investors are
using right now to make fortunes?
The short answer is that they are doing the opposite to the masses and doubling their efforts to buy
as much property now while they can get it cheap. Here’s the detailed reasoning behind that flippant
statement:
I have been doing this over 10 years and have noticed that every few years something significant
happens to change the landscape. The changes I have witnessed have never been a reason to sell
(although I use them as a reason to buy cheap properties from people who think they are).
We know property investment has worked in the UK for the last 1000 years (we have rough data
from the days of William the Conqueror). We’ve seen property price changes since 1066 and now
the introduction of a tax (albeit not properly thought through) which will be introduced slowly (next
5 years) and which can be avoided by using a ltd company. This tax change is highly unlikely to alter
things significantly in the long term.
Much bigger events in recent times were:
The credit crunch/recession of 2008: The amount of doom and gloom; people saying it was the
end of property investment (even experienced people). Properties dropped 20-30% for 3-5 years
(some places more) depending where you are located. In the vast majority of areas prices have
recovered and are now higher than just before the crunch started. Tenant demand increased and
rents rose through this time.
Actual RESULT: Landlords who held on and ignored the noise did best. Landlords who used it as
a buying opportunity did amazingly well. Much of the stock we bought in this period is now worth
(conservatively) 30% more.
Housing benefit was/is being reduced by the conservative government: This means that LHA
tenants get less rent and Universal Credit gets introduced. Those landlords who adapted to take more
private tenants and stop LHA have found that private rents have since increased anyway.
Actual RESULT: Landlords who adapted to take private tenants and ignored the noise did best.

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Mortgage Express/other lenders removed the daylight bridge in 2008: Doomsters thought it
was the end of being able to buy/control property with reduced funds/deposits. Those investors who
adapted and learned new strategies and continued to buy using JVs, lease options and buy-refurb-
remortgage did best.
Actual RESULT: Landlords who kept on going and ignored the noise did best. Landlords who used it
as a buying opportunity did amazingly well, much of the stock we bought in this period is now worth
(conservatively) 30% more.
Sale and rent back deals (where a property was purchased and rented back to a homeowner
who wanted to release cash/clear their mortgage) were effectively banned (regulated):
Many thought it was the end. Those who evolved just changed their strategies to move people out of
their homes and into another similar rental property or targeted people who didn’t want to rent back.
Actual RESULT: Landlords who adapted to move these people into other properties in their portfolio
and therefore were able to continue to buy their properties cheap, did best.
The last Labour government introduced rules which said that planning permission would be
required for all new HMOs (even below 6 tenants): People shouted, moaned and many said it
was the end. The new government realised how crazy this was and in 2010 this rule was reversed and
planning was no longer required.
Actual RESULT: Landlords who adapted their strategy and ignored the noise did best. Many learned
what properties planning could be acquired on and bought HMOs in these areas. In 2010, they
reverted to their old strategy as the authorities came to their senses.
Another thing to remember is that the things I have mentioned above ACTUALLY happened.
90% (no exaggeration) of things that people worry about won’t and have not actually happened,
some of which are below:-
“The EU will force the banning/regulation of buy to let mortgages”
the UK treasury got rid of this with an amendment to the interpretation of a professional investor.
“Buy to let mortgages will all but be removed from the market”
The Times ran an article with a similar headline to this in 2008. The reality at the time was that buy
to let mortgages on offer had reduced but it was clear that there were still many options, those who
persevered got borrowing and the market has grown significantly since the recession.
“Properties will drop 50% to 70% during the credit crunch”
yes they dropped but not by this margin and this didn’t affect those who held.
“Interest only mortgages are finished, capital repayment will be the only option following
the credit crunch”
Whilst Owner Occupier mortgages in the main became capital repayment, the buy to let mortgage
market remained almost exclusively interest only.

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“Capital growth will now stop/
slow dramatically long term as
the market has fundamentally
changed”
Complete nonsense, although the
market dropped significantly then
recovered significantly for a period
after the credit crunch prices have
now stabilised and are growing again
in much the same way that they did
do in the previous 50 years. Market
fundamentals have not changed
much: Not enough dwellings being
built and high immigration/ high rate
of births means prices continue to rise.
“In 2009 Interest rates will increase
to 10%” (I have heard this many
times as a result of inflation picking up
following extended 0.5% base rate).
Rates are still at 0.5% 6 years on and
with inflation remaining low it looks
like it will be at least 2016 before we have any increase, and then it is likely to be a gradually 1%
annual rise to around 2.5% in 2019+.
“Ed Milliband is introducing rent control for privately rented houses”
This went away with some of his other ridiculous policies when much of the public realised that
he was likely to weaken the economy and in turn hurt their pocket. (My prediction is that Jeremy
Corbyn’s current looney left policies won’t gain traction either, as they are not workable/sustainable).
“EU tenants are moving back home and there will therefore a shortage of tenants.”
The reality is that tenant demand has grown with strength in the 10 years I have been doing this, as
more babies are born and more migrants arrive.
So back to the reduction in mortgage interest relief: what are the big investors I know (£50M+
portfolios) doing? For most, not a lot. Some (including ourselves) will transfer existing (using
incorporation relief) and buy future properties in a Ltd company within which there will be no tax
change. Stamp duty may be payable on the transfer so check Paragraph 18 of the finance act, there is
a relief which you may be able to utilise here to avoid paying stamp.
You certainly need an accountant to look over this for your circumstances specifically to make sure
you/your portfolio is eligible.
This is not to say that you should ignore everything as “noise” and keep ploughing on as though
nothing ever happens. Its always good to keep one eye on proposed changes (but be very mindful
of who/what is suggesting the change is likely to come about as the quality of the source has a big
bearing on the reliability of the information) but to take most of it with a pinch of salt and not make
changes to your strategy (which can be costly) until you are sure they are actually happening/about to
happen.
Property BTL governmant changes.
Property Market Property BTL
changes. Property Market
DISASTER Property BTL
government changes. Property
Market DISASTERBTL governmant
DISASTER BTL governmant
Property Market DISASTER Property BTL
governmant changes. Property Market
DISASTER Property BTL governmant
changes. Property Market DISASTER
BUSINESS NEWS
NO:1234 /11:12:2014
LANDLORDS
The Sky Is Falling
It’s all over
Time to panic
Scare Tactics
Sensational News
Property BTL governmant changes. Property Market DISASTER Property
BTL governmant changes. Property Market DISASTER Property BTL
governmant changes. Property Market DISASTER Property BTL governmant
changes. Property Market DISASTER Property BTL governmant changes.
Property Market DISASTER Property BTL governmant changes. Property
Market DISASTER Property BTL governmant changes. Property Market
DISASTER Property BTL governmant changes. Property DISASTER
NEWSSKYFALLING
DOLOR SIT AMET
Property BTL governmant changes. Property Market
DISASTER Property BTL governmant changes. Property
Market DISASTER Property BTL governmant changes.
Property Market DISASTER Property BTL governmant
changes. Property Market DISASTER Property BTL
governmant changes. Property Market DISASTER
PROPERTY PAIN
Sensational News
Property BTL governmant changes. Property Market DISASTER Property BTL governmant
changes. Property Market DISASTER Property BTL governmant changes. Property Market
DISASTER Property BTL governmant changes. Property Market DISASTER Property BTL
governmant changes. Property Market DISASTER Property BTL governmant changes.
Property Market DISASTER Property BTL governmant changes. Property Market
Property Market DISASTER Property BTL governmant changes. Property Market
DAILY NEWS
Property Market DISASTER Property BTL governmant changes. Property Market DISASTER

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Worrying about negative things that are statistically unlikely to happen (but may be billed by the
media or others as likely to happen) can have a big detrimental effect on the quality of the work you
do to grow your portfolio or increase the profitability of your business.
Known in the study of economics as the opportunity cost of NOT doing something such as buying
another good income producing property because of incorrect negative noise probably has the
biggest long term drag/damage to the performance of your portfolio/business.
Seen in the fullness of time these changes (whilst annoying and ill thought through) will have the
biggest effect on less experienced investors who choose to sell up and go somewhere else.
In my experience the grass is almost certainly NOT greener elsewhere (and believe me I have tried lots
of places around the world).
So how can you get into buy to let as quickly as possible and profit fast from the marketing
turbulence?
You’ll be pleased to know that there are just 3 things that you need to know to succeed in buy to let.
This is the same simple strategy that I have used to buy all 300 of my houses. Property investing isn’t
complicated despite what other people might tell you.
So what are the 3 simple steps?
Find them – Fund them – Fill them
It’s a simple as that.
Unfortunately many people fail in property because the focus exclusively on finding the money to buy
a house. After all this is the most obvious barrier to entry.
Others fail because they over complicate the process and fail to take action. This blueprint will lead
you buy the hand through this simple process so that by the time you’ve finished it you are able to do
what is necessary to make a job replacing income from property.
FIND THEM FILL THEM
FUND THEM

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Without deals, the discounted, cashflowing properties that build your portfolio and lifestyle, your
property business doesn’t even get you off the ground. You see, buying properties is an art form. If
you say the wrong thing to Estate Agents or home owners, you lose the deal. Can you relate? There’s
often a big difference between small and subtle language changes which are very important.
Your success will be measured against the strength and volume of deals, so this section is
very important.
Here are the first and most important few to get you started sourcing the best deals locally to you.
Estate Agents
Estate Agents could be vital to your negotiation and dealmaking success.
The great thing about sourcing through Estate Agents is you don’t have to pay for entry into the
agency, you don’t have to pay the ‘consultant’ for his time, and you don’t even have to pay the home
owner to buy their property, or the agency.
Free [financially] deals, my friend.
They are the most leverage-able assets in your property business.
Where else can you employ someone for (virtually) free, to source you cashflowing assets without huge
time input yourself, with fees paid by someone else (the home owner)?
An IFA won’t work like that!
Their palace is the place where virtually all properties are sold. And mostly a ‘done for you’ service.
It doesn’t matter what you think of Estate Agents (and any, often false, preconceptions) you need to
make these guys your friends. We’ve bought over 220 deals through
Estate Agents alone, and in the early days when we didn’t know how to market in different ways, it
was our Golden Goose. Still is.
FINDING THE DEALS...

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You must deal with each agent differently depending on their character, age, sex. The end goal will be
to have a relationship with the specific agent that is more similar to friendship as opposed to a business
relationship.
Contrary to what many people believe, most are honest and hard working with a load of knowledge
which you can leverage. Despite working on behalf of the home owner, Estate Agents can be very
helpful to you.
Every free, well analysed small single let property (the best) Agents pass you could make you
a couple-a hundred quid a month compounding net Cashflow, £20k plus locked in equity (plus
a 25% plus ‘insurance policy’ against dropping prices), plus future passive rental and capital
growth. And that’s outside London.
You see, their job is to sell properties and meet targets, and for that they need fast buyers, not just
sellers. Their ideal buyer would be fast, efficient, friendly and trustworthy, and someone who is going
to buy over and over. Does that sound like someone you know?!
Despite the increase in direct marketing methods, 90% of houses are still sold through Estate Agents.
There is a far lower financial acquisition cost through agents and there is better leverage in getting
someone else [or many agents] doing the groundwork for you.
Estate Agents need good buyers like us, like you, as much as we need them. Not only do they have sales
targets, they also have heavy competition from other agents to be proactive so that they don’t lose their
listings to other agencies. This would be a disaster to an Estate Agent, not so much because of the loss
of a couple of grand commission, but more for reasons of competition and reputation.
Just viewing properties and making offers will build rapport and gain the trust of agents, getting you
closer to your first deal, or your pipeline of many future ones.
This will be your ‘alone time’ with the agent out of the office where you can ‘test’ some information
about the home owners motivation, who else gets the best deals, if they understand ‘no money down,’
if they are proactive, hungry, motivated, what drives them and so on.
Viewings not only enable you to build out of office, honest rapport with an Estate Agent, it goes
without saying that without viewings you can’t offer, and without offers you can’t buy. You also help
Estate Agents hit viewings targets, with their bosses, and home owners.

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This knowledge is also vital, because you are much more able to help them get what they want, as you
get to know them better. And it aligns perfectly with your goals; view 20, offer on 12, get at least 1.
Your low offers may at first start as favours to agents for perceived activity, but some will turn into deals.
It’s a numbers game. And your numbers will get better the more you view and make offers. And all
those things you might be worried about [low offers offending, too many offers might get you more
deals than you can finance] will disappear with the real experience.
Property Tip 1:
Revelation alert: The more properties you offer on, the more you will get.
The more you offer on at the price you want to pay, the more you will get at the price you
want to pay.
If you want 10% BMV [Below Market Value] deals, you probably won’t have to view that many to get
one. If you want 35% BMV deals [which are out there] then you’ll have to view more and offer lower.
We have built up a network of Estate Agents in our local area, many of whom have become genuine
friends. It is essential to strike up a good rapport with your agents and become someone who they will
call ahead of the rest of the pack. Trust and friendship: ‘people buy people.’
It is also very important to build rapport with everyone in the Estate Agency, not just the boss or
decision maker. We see so many people bound in and go straight for the kill, crushing the admin staff
in the process. This is a big mistake because a) they could have a good relationship with everyone in the
office b) they could be the boss’s daughter, spouse or lover and c) they want respect and importance
just like everyone else and could be your best route in.

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A great way to become close to agents is to go out socially with them; go above what they would
expect of you. Perhaps take them out for lunch. Think about what it is that they want. Maybe they have
specific interests that you can relate to.
Use your creative imagination to add value. Find out what it is that gives the agents their importance
and significance. It might be success, power, respect, recognition, tanning vouchers, track days, dental
work [all real examples] or simply someone who is nice to them.
Ensure you have done all your number crunching before you view, or on the Deal Analyser App while
you are viewing, so that once you have viewed a property get back to them immediately with your
thoughts and an offer if necessary. Commit to calling the agent back in the morning [“I just need to run
over the figures overnight”].
Tell them you will call them tomorrow and make sure you call them before they call you – the next day.
Offer if the deal is right for you, and don’t waste time.
And if the deal isn’t right, either offer very low so that it is likely to get rejected [or if you got the deal
the numbers would work], or give them genuine, honest feedback as to why. That way you teach them
gradually what you would buy.
This will let them understand in a more specific way what you are looking for and will keep you in their
mind for when the next deal comes along if the offer does not get accepted.
Direct to Seller: When you advertise ‘direct to seller or home owner’ [D2V], you bypass the Estate Agent,
and also you find home owners that would rather sell directly to someone they trust, because some
sellers don’t like or don’t want to deal with agents.
Your strategy is to identify MOTIVATED SELLERS and to do so you need to demonstrate you can move
quickly to purchase their property.
This is a seller who wants and needs to sell, where price is not their highest motivator. If the pain of
debt or divorce, or an imminent relocation or repossession or a tenant from hell is big enough, it will be
more important to get rid of this than achieving a maximum price.

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So what are the 3 stages of motivation?
Stage 1. Motivated seller
There’s a motivation, a pressing need and reason to sell. One of
the 7 of the D.*.S.*.U.P.* model
Stage 2. Distressed seller
The motivation is causing distress. The pain is high and a fast
solution is needed. Price is less important than speed and the
specific motivation.
Stage 3. Desperate seller
The need is as painful as it gets and immediate. If the sale does
not happen fast, the pain gets to breaking point, and at worst
the house can be repossessed. It’s far too late to be able to
negotiate, and the best offer is sacrificed for the quickest, and
best alternative solutions.
These deals, around 7% - 10% of total sales [but still a huge number], are the deals you want to focus
all your time on. Huge leverage. Contrarian thinking.
The best negotiators hunt out the deals with these motivations, where the pain already exists, and
highlight perceived benefits to the other party, and quick solutions to the pains and problems of the
home owner.
They do everything they can to help the home owner, making the transaction as easy and quick as
possible, letting them feel like they have benefitted from the transaction. They have to win, for you to
win.

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Property Tip 2:
Walk away if the seller is not at least at stage one. Let the market reset their expectations, put them in
your follow up pipeline, and check in later when the motivation has grown.
You also often find sellers at the 3rd stage of motivation: desperation. You’d probably need to be quite
desperate to pick up a leaflet off the front door mat of your house to sell your property, and this is a big
reason for the very cheapest deals to come from leafleting and D2V strategies.
But don’t get us wrong. There are certain skills that are essential in attaining long term wealth and
success in property, especially when talking to a home owner.
This is the part where you make most of your money in property investing, and the biggest ‘chunks’ of
cash too.
But a word of warning: Gazumping, ripping the home owner off, lying, pulling out of deals at
the 11th hour, reducing your price at the 11th hour [gazundering], one upmanship, conning,
cheating, bullying or a big ego tripping and power are sure fire ways of ruining your property
investing career.
We’ve seen it happen, we’ve even worked for people just like this in the past. It’s not pretty and it
doesn’t work. You might get a biceps flexing short term power victory, but you’ll create so much long
term collateral damage that you won’t be in the game long enough to take all the money.
If the seller feels pressure or thinks you’ve railroaded them with NLP and hypnosis, you’ll get a phone
call a day later from the home owner or message from the agent giving you excuses as to why they
won’t sell to you. Even if your price was the highest.
Buyer’s remorse almost always happens, and sometimes, right at the death when you’ve paid all your
valuation fees.
“You are not in the property business, but in the people’s business”

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Helping home owner. Solving their problems. Listening. Finding out what is most important to them
and giving it to them. Being flexible with multiple solutions. Genuinely caring about them and doing
the right thing in their best interests, even if it doesn’t benefit you [directly].
Creating win-win deals for the seller and yourself.
The good news is anyone can do these, they are easy
and they build the best relationships with the least
resistance.
Sound hocus pocus?
Well if a home owner doesn’t thank you for buying
their property, helping them out of pain and debt
[despite the low price], then something has gone
wrong. You solved their pain [money wasn’t the
biggest one], you helped them, you did things they
couldn’t do, sometimes you even save them. They’ll
thank you, and you won’t know why. That’s when
you know you’ve got it spot on.
There’s no shortage of great BMV deals available, and some investors are making a killing right now.
They exist, in your area, and are there for the taking... It’s just that, at the moment, the best deals are
going to your competition,
If YOU would like to know which strategies work, that YOU can use right now, so YOU get those juicy
discount leads FIRST...
So sellers come running to you with great deals...
Auctions
Right now things are hotting up...It’s not a theory. It’s a fact.
Auction houses are booming. And you need to be aware that you can get the very best property deals
from under the nose of the elite professionals.
The UK property market is officially springing back to momentum
Values are rising – yet many investors have yet to cotton on.
Over the coming months this is going to be big. Very big.
In fact, it could transform your property investing landscape when finding property deals.
Would you like to buy auction bargains with massive uplift potential and higher than average cash
return on your or other people’s money?

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But you see, sometimes you go to the auction house and the stock is low, the prices are high, and the
quality of properties are poor.
Sometimes it’s too busy and too popular, and everything is going over asking price.
Sometimes, like right now, many opportunities are missed, but with the right strategy and knowledge,
you can get genuine property bargains.
How?
Identifying ‘off the radar’ property deals.
Put simply: knowing when a property in your local area is being listed in an auction in another town or
city.
The locals won’t be interested. People in your area won’t know about it. Or won’t travel if they do know
about it.
This in itself will create vast fortunes. Your VERY own summer blockbuster.
Are you with me?
But a word of caution. Auctions can be VERY risky. So here are a few of our tips of what You should
consider before buying from a property auction:
Having your Finance in order
Never bid on a property unless You are certain you can get a mortgage & can complete the deal within
15-28 days... As soon as the hammer falls, you have bought the building & will be expected to pay 10pc
immediately.

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Setting a maximum price
You should have a firm idea before you enter the auction room of exactly how much you can afford
to spend. Just because other bidders are pushing the price higher, it doesn’t mean the property is
necessarily worth that amount. Do your homework
Factor in other costs
As well as mortgage and survey costs, don’t forget to factor in legal’s costs: renovation and refurbishments
costs, interest payments for your JV partner/bridging funds and any buyers fee which might be payable
at the auction house. (Some auctions houses have a 5% buyers fee which could put a dent in your
profits!) Remember stamp duty on properties over a certain threshold.
Following up
if the property you are bidding on fails to meet its reserve price then it’s perfectly acceptable to approach
the owner or agent direct and make an offer. Contrarian right?
Subscribing to an *Essential* website
This site lists all the properties in all the auctions across the UK. We have subscribed for almost 10 years,
and you get advanced notice of auctions, and a lot of very important price history and data.
It really is essential information for any serious property investor!
But here’s the thing: if you jump right in without a plan to find your next or first ‘property deal’, it’s a
recipe for disaster.
And to make the BIG money in auctions, you’ve got to be AHEAD of the crowds.

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Funding the Deals
Your ability to obtain credit, deposits, cash, bridging finance or JV partner funds is
paramount to the exponential growth of your property portfolio.
Before we even start on this section always remember this: guard your credit score with your life.
Nurture and protect it like a child. Cushion it. Wrap your arms around it and never let it go. Despite the
fact that for many strategies you’ll learn mortgages are soooo 2007, they’re still an important part of
your long term vision.
Are you with us?
Never ever miss a credit card or especially a mortgage payment, and always keep well up to date with
what you owe. One missed payment can black mark your credit and hinder future lending, or put off a
JV partner, and the growth of your portfolio.
Now, we don’t want that do we? And we know everyone wants to put as little money down as possible
into a property deal, but raising too much debt against it leaves you exposed to market movements and
a lack of control of timing of sale.
And many high street lenders won’t let you gear higher than 65% or 80%. They want you to have skin
in the game,
But regardless of whose ‘skin’ is in the game [your money, a JV partners funding], let’s talk about some
sexy ways to finance your property purchase, shall we?
The Progressive Property A.B.C.D.E.F Finance Model is the new age investing climate, the B. in the
Progressive finance model; B.anks, are just one of 6 main ways smart savvy property investors are
financing properties. In fact, the B. anks are becoming less relevant and other, more personal sources
are filling the void left by the banks after the crash of 07/08, but it’s still one of the main ways to finance
deals.
FUNDING THE DEALS...

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B.anks: [Controlled] leverage
No one ever set up a big business or portfolio without leverage.
The richer the investors are, the less of their own money they often use – life’s so unfair, right ;-) If
you were to try and build a property portfolio with your own money, buying cash, it would take you 3
lifetimes to match what many professional investors have done in 3 to 5 years.
There can be great leverage in borrowing money to create something that could potentially generate a
lifetime of income far beyond the repayments. Just don’t stretch it too far.
Here are some important factors in finance and leverage:
Line up a credit line
Whether you use it or not, having access to credit can mean a deal that needs to be bought quickly will
not slip through your fingers and into the hands of the competition.
Keeping your credit file clean [and knowing how to], having access to credit and other vehicles to
borrow means when that opportune moment arrives, you’re ready.
“Don’t get ready, be ready
This credit can be with a bank or with a private investor or JV partner, or credit cards empty but ready.
This is not to say that you spend money you don’t have – just have access to as much finance as you
can. You never know when you might need funds for a short term refurb, or a quick cash buy that you
can flip. When you use some of the other strategies in this section, before you know it you could have
access to six or seven figures, waiting and ready for when the deals come your way.
But you’ll need a good broker
Forget high street banks, forget standard high street ‘sausage machine’ brokers; get a specialist who
is fast, efficient, knows how to make things fit to get you a mortgage, and has property specific
knowledge and experience.
A property specific broker will know how to ‘position’ you to the lender, they’ll know the best products
for your strategy, they will learn from other big investors for whom they broker, and they’ll work with
you as much as they will with the lender.
We have some great brokers in the Progressive community – independent but aligned with the members.
Feel free to contact us to get in touch with someone who can help you raise capital to start investing or
mortgage finance to build your portfolio.

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Don’t just use mortgages
Mortgages aren’t quite relics yet, but they are not the free flowing, done deal that they used to be.
Banging your head against a mortgage brick wall, applying and re applying for loans you’ll never get,
does nothing other than marginally tarnish your credit score.
So you need other vehicles to raise OPM, or you’ll forever be stuck where you’re at right now. And it
doesn’t matter if you are a one man band or Mr. Trump, you’ll always want and need more OPM for
the next deal. There’s a saying in the property world:
“It doesn’t matter how rich you are, you always run out of money”
Keep putting in your cash to buy properties, you’ll run out one day, even if you are a favoured relation
of Warren Buffett
JV. partners: anyone who can fund your deal, or partner with you by offering other value
propositions such as contacts and complimentary skillsets, can act as a ‘leverage partner’ in
your property business.
There are two main types of JV partner: Sophisticated and Non-Sophisticated.
The Sophisticated Investor is a professional, investing and lending for a living, and the Non-Sophisticated
is a non professional individual. Horses for courses and swings and roundabouts, hey?
The Sophisticated Investor:
1. V. enture Capitalists [super heavy weight]
2. A.ngels [heavy weight]
3. P. rivate investors [super middleweight]
These investors are the pros. They do it for a living. You don’t need to teach or persuade them to lend
their money, you’d be stuffing eggs in their mouths. The money flows. 7 figures, 8 figures, if the deal
is good, the money is too.

18
You don’t need to persuade them to lend or invest, you need to persuade them on you and the deal.
But you’ll pay for it. They’ll demand more returns and more control than a Non-Sophisticated.
But you’ll learn from them. You’ll get great contacts from them. They’ll leave you to it [while it is going
well]. They’ll want to give you more and more [while it is going well].
But if and when it goes wrong, they’ll apply more pressure than a Non-Sophisticated.
You’ll feel like you’ve borrowed from a bank. They’ll have some nice tight security, and you won’t mess
them about.
The NonSophisticated Investor:
1. F. amily
2. F. riends
3. S. olo-Preneurs
4. B. iz Opp Seekers
These investors are not professional lenders or partners. They may never have done it before. They need
persuading on investing first, you need to take a step back.
Sometimes they’ve been brought up to save, work
hard, pay off their mortgage and retire – the exact
opposite of leverage.
But, everybody with money has the same
problem right now: they can’t get a return in the
bank, stocks are volatile, government backed
investments aren’t as secure as they used to be
and people have lost faith.
They’re motivated. They need to do
something with their money, they’re losing
on it right now and they just need to work
with someone they trust.
They need help.
They’ll be a little more worried about where their money goes, they’ll want more regular communication
and they’ll feel the ride of the rollercoaster. But you’ll get more flexible terms, they’ll be more forgiving
to market changes, and if things go wrong [which they always do], you can talk to a real person and
you can come up with solutions.
They’ll probably expect a little less return [bank beating 5% might be good enough] and you’ll make a
bigger difference to their life when you make a bit of money together.

19
Bridging Loans
A bridging loan does exactly what it says – a ‘short term’ loan [one hour to one year] to fund deals fast,
cash purchases and give you the ‘bridge’ to owning a property portfolio.
This is very advantageous if the property you are looking to buy isn’t mortgagable for any number of
reasons.
A bridging loan will be worked out on an individual deal. Forget credit and income checks. Forget the
computer ‘says no’. Forget jumping through hoops like banks will make you.
The only concern for the lender is does the deal make financial sense to them? Is there a credible exit
plan in place? The better the deal, the better the terms of the loan you will get. The more security you
can offer, the better the terms. Like any finance raising strategy, you need to be careful not to over-
borrow and put yourself at risk, and there are some thirsty bridgers out there!
Many bridgers fall into the category of ‘Private investors.’ But another great tip for investors is, you can
borrow 100% plus.
How?

20
Most investors don’t think this is possible. But armed with the right knowledge, this is a perfectly legal
way to buy a property along with the refurbishment costs and legal fees.
If bridging funds are being used, the typical LTV ratio will be around 70% of the purchase price if the
loan is being secured on the investment property.
Typically a £100k purchase would require the investor to bring £30k to the table along with legal fees,
and renovation costs. Taking £2k for costs, £20k for a refurb, would require the investor to bring £52k
to the table.
Now compare this to funds being secured against an unencumbered property with a value of £200k -
the bridging lender can lend up to £140k! So in this instance, the full £122k can be borrowed up to the
point the property is either refinanced or sold.
This is a great solution for many investors who are equity rich, but cash poor, but investors need to
be aware of the importance of having a solid exit strategy and a plan B, as this type of finance is less
forgiving than a traditional buy to let lender.
Feel free to contact us to get in touch with someone who can help you raise capital to start investing or
bridging finance to build your portfolio.
Filling the Property
Tenant selection can be a minefield. Voids can be a killer. Eviction can be a nightmare.
Perhaps that’s why amateurs and part-timers don’t like renting out properties?
Perhaps one of the most common fears in property investment is the prospect of having properties
vacant and not being able to rent them out, thus being stuck with mortgage payments on properties.
This is a sensible concern, as void periods consume the profits.
We’ve been studying what types of property rent out the fastest, the longest andwith the least amount
of hassle for many years now.
One of the biggest reasons for loving [and making money from] the ‘lower’ end existing [not new]
property market, as opposed to new build, overseas and off plan, and high end tenant, is ‘rentability.’
For single lets, target the mid to low end or the market
There is an optimum price point for rentals, and it will vary from area to area. Our optimum price
point for rentals is £65,000 - £120,000; specifically studio, 1 & 2 bed flats and 2 & 3 bed houses in 6
very focused ‘area within area’ Goldmine areas. These areas are ‘not best not worst’ areas which are
affordable to the masses.
When you find these areas local to you, with everything you’ve learned in this book, you’ll notice that
void periods dramatically reduce to 8 days a year [or less], times to find tenants significantly reduces,
FILLING THE PROPERTY

21
duration of tenants staying will increase and the ‘pain in the backside’ factor will evaporate. We’re
currently renting out many of our properties within a day after completion, and even have a waiting list
on many and our tenants tend to stay for long periods of time.
And the types of tenants and areas that work weren’t necessarily the ones we initially would have
chosen or assumed.
Letting yourself vs. Letting Agent
When it comes to letting out your properties,for single let’s, it is very counterproductive. It will cause you
hassle, grief, pain, multiple hernias and coronaries: all to save 10-15% per property. In the long run it
will end up costing you way more; in money and time.
You may like the control of letting and managing yourself [if you have 37 hours in a day to manage it],
and you may feel that Letting Agents get a bit heavy on maintenance costs. These can be controlled.
It is definitely NOT an IGA (Income Generating Activity) task to manage yourself. You didn’t get into
this business to manage tenants, and you don’t know anywhere near as much about is as a [good]
professional Letting Agent.
Not everyone will agree with this, and that is fine. Some people have been Landlords a long time, and
know what they are doing, and have learned to systemise the tasks.
It is very difficult without a lot of experience and can tarnish your enjoyment of the investment process.
It also goes against all the concepts of leverage.
And most Landlords who I know who manage their own properties are not rich in time or money.
For those who want, and are still not convinced or are having doubts, read the following mini-section
on using a Letting Agent vs DIY. You will be glad you did!
Letting agents offer two levels of service: a ‘let only’ service a ‘full management service’.

22
Let only
This level of service requires the agent to carry out the following basic steps:
1. Produce lettings particulars of the Landlord’s property for marketing purposes - This will
involve the agent providing a rental assessment which gives the Landlord an idea of the rental value
which can be achieved in the ‘area within the area’ of your chosen investment property.
2. Marketing the property – The agent will advertise the lettings particulars on the company’s
website, with accredited letting sites such as Rightmove. They will also include your property in the
weekly local newspaper.
3. Viewings – The agent will take the prospective tenants on viewings to your property
4. Referencing – The agent will carry out the referencing process of the prospective tenants, and
provide the landlord with their assessment so the landlord can then make an informed decision.
5. Tenancy agreement – The agent will determine the type of agreement, which will usually be an up
to date Assured Shorthold Tenancy Agreement [AST].
6. Deposits – The agent will take the first rental and deposit payment and pay it over to the account
which is nominated by the landlord.
7. Check in & handover – The agent will carry out the necessary ‘check in’ and ‘handover’ of the
Landlord’s property to the tenant.
8. Inventory – Although the agent may charge a little extra, they can prepare an inventory for the
landlord.

23
Full Management
The other option is on a full management basis, this is for landlords who do not like dealing with tenant
issues and don’t want contact with the tenant.
If this rings true for you, it will be a good idea to employ Letting Agents who are worth their weight in
gold.
Filtering
A good letting agent will filter out some of the poorer quality letting applicants. This is a good process
as it means the more financially risky tenants, some on benefits, or ones with a bad history, are less
likely to come through to the agent.
It is important to note, some agents are specialists in benefit tenants [LHA], and many are NOT. It’s your
responsibility to find out which.
Cost comparison & opportunity cost
Traditionally Letting Agents charge in two ways: a fee relating to a multiple of the weekly rent, two
weeks + VAT is typical or a percentage of the rent due of the tenancy contact, typically between 8%
and 12% + VAT.
This figure is reasonable and only equates to between £30 and £100 per property per month, depending
on the value.
One hour of your time is worth more than that.
A number of Letting Agents are also charging on a fixed fee for their service, and can be attractive to a
Landlord who has a higher value let, as it can equate to less than 10%.
Most Letting Agents would prefer landlords to use the full management service, as the agent will make
a lot more money and get a regular income for doing very little, once all is set up.
That’s good, because you also want to do very little.

24
Cost of DIY
To explore the cost element of managing the let yourself, it is important to compare both assessments
like for like, with opportunity cost of time factored in:
Cost comparison between a Letting Agent vs. DIY Landlord
Please note the above figures are based on rent at £675 pcm and standard let only fee of 10% on a 6
month rent.
As can be demonstrated Landlords can only make a marginal saving on DIY lets in real cash terms. If
the rent were higher, the Letting Agent’s fees would increase, but nowhere on here is time factored in
for not knowing how to find a tenant/the right tenant in the first place, all the form filling, for visiting
the tenant, gas safety checks, cleaning, repairs, renewals, your time and travel costs, phone calls, cost
of one bad tenant not properly vetted, eviction time and cost of mistakes.
Tax
Letting Agent’s fees are all off-settable against the profits of your property business. That £480 per
month can offset £480 net cashflow you bring in. You can show an actual profit but a tax loss, paying
little to no tax on your property income.
Opportunity cost
And then there’s the 3-5 hours per month [or more] per tenant time that you can put back into your
property business buying deals and generating more cashflow.

25
Finding a good Letting Agent then, they are worth their weight in gold. It might take a while and you
may have to get through a few, kissing a few Frogs.
However the good ones are worth every penny of the 8% - 12% % they will charge you. But remember
they must be good, because you’ll be watching over them watching over your properties. It is a good
idea to note the following:
Always make sure that your agents are working in your best interests. Check them out. Ask to see
details of how they advertise and how [and where] they present the properties that they rent out for
you.
What papers do they advertise in and how big is the space? How does their website look [do they have
one?] and how often is it updated? Compare them with other agents in the area too.
Test
Your job has only just started once you have decided on an agent, because for your next 3 properties
you’ll want to use 3 different Letting Agents and test them against each other.
The reality is you’ll only know the reality when you have had them with an agent for 6 months to a year.
Hunt out other investors locally
Which Letting Agents do the top dog investors use?
Chances are they’ve gone through the testing process.
Competition
We like our agents to know, in a subtle way, that they are competing with other agents. It keeps them
fresh and doing their job. They stay proactive because they want the business and they don’t want to
lose out to a competitor.
When they get complacent their work standards will drop. This is something that we have experienced
firsthand. They might be a ball of energy to get you, but how do they keep you? If they think they have
a monopoly on your business and you get too friendly, things can very quickly go south.
Random spot checks
Get your letting agent to list their charges, including finding tenants. Check how many times they do
an inspection and ask tenants if they have seen the agents when they last came round. Make sure you
keep your eye on them, as some have been known to make large amounts of money out of Landlords
and tenants by not doing the services they list, or hiking up the charges.

26
Rent expectations
Often most agents will give you a figure of what they think they can achieve for rent, and then a few
weeks’ voids later and you’re accepting £50 less. We very often take rental figures with a pinch of salt
until we have seen figures and tested them ourselves.
In some instances we have had to take £50-£100 off what they say they can get, especially when we
were new to them, as they were selling themselves to us.
It is up to you to set the expectations. If you set the expectation of what you want to achieve, then
challenge them to get it [with a view that you will not accept lower], then you may achieve more rent.
It can be done, but you must be realistic and aware of how they play their game. You are trying to
set the expectations for any future dealings, and keep them aware that they’re competing for your
business.
Increasing rents: your cash flow relies on steady incremental increases in the rent.Good Letting Agents
also know this, and want to keep your business, and will do this gradually to keep the tenant happy
[better than finding out that the rent has doubled because it has not gone up for 10 years!]. Poor
agents may be afraid to ask or not be organised enough to notice it is needed.
Vet your Letting Agents vetting your tenants
Always make sure your Letting Agent does a proper credit check on your potential tenant. Any financial
grief further down the road will be hugely reduced. Even if you are ‘desperate’ for a tenant, don’t cut
corners here. A bad tenant can really upset your investments so selecting a good one is vital.

27
Always take a deposit
Never let a tenant into your property without as big a deposit as you can get. It should be at least
one month’s rent. The more you can get the less likely your tenant is to trash your place and nick your
radiators.
Always have a contract
This seems so obvious, but isn’t always to some investors.
An AST agreement should be a pre-requisite for a Letting Agent, but you should make sure. It is
advisable to get your solicitor to look over one the first time you use an agent.
Make sure you get your monthly statements
You need to keep a close eye on what is going on. We have had months where our rent has not been
paid in. The only way to keep a check is to receive [and read] your monthly statements. It will ensure
that your agent knows you are keeping an eye on them and you won’t miss anything.
Remember that one missed rental payment to you could cause a missed mortgage payment. That could
cause a black mark against your credit and hinder further borrowing.
And remember this
Your credit score is your holy grail. It is your little golden cup.
Guard it with your life.

28
Systems
Do they have a procedure for everything they do? Are they making sure the gas safety checks are done
every year? There is a lot of paperwork around finding and housing tenants. The more disorganised a
Letting Agent is, the less they will get done, and the more problems you will ultimately have. Look for
those who systemise and log their procedures, use dedicated Landlord software, have tidy organised
offices and are attentive to detail.
Changeover
Letting is not just about getting a tenant in your property. Make sure you know in advance that
everything is done properly when a tenant may leave.
Don’t let the agent release the tenant’s deposit until you have inspected the property yourself, at least
every few properties, randomly, so they know you are watching them. So often have we seen properties
not left in the right state afterwards – go round yourself and stand firm on the costs to clean and return
the property to the standard that it was when they moved in. You are managing the behaviour of the
tenant and the agent. Video inventories are great for this, and now should be standard practice.
Be proactive and friendly
This goes for you and the Letting Agent. The more proactive you both are, the more you will get done
in the shortest possible timeframe. The more your agent looks after your tenant, is likeable, quick and
efficient, the more likely they are to both stay and pay your rent on time, every time and treat your
place like their own. Despite many myths about tenants, they’re human just like us, and respond well
to being treated well!
Remember your role in all of this. There is a chain that goes from you to your agent to your tenant. If
you bully or complain too often [or even if you are too lenient] then life will be more difficult for you
than it should be.

29
An opportunity
Letting Agents can also be a good source of deals. Make sure you let them know what you want and
how you work and open some potential doors for referrals. Try to incentivise them to do this. If it is their
own business they could invoice you for a finder’s fee. This incentivises them and makes them come to
you rather than anyone else.
Always pay them on exchange immediately. It will only make them more likely to do it again for you. It
is amazing what money does to people’s passion and productivity!
Maintenance
This usually adds up to around £200 per property per year for a flat, and £300 per property per year for
a house. We have got this down considerably over the years and have good economies of scale. It could
be more [or less] when you start out]. Call this 0.4% to be clear
Get 3 refurb quotes
It is important to get different quotes, as the difference in prices can be huge. Mark got quoted £800
and £7,500 by two Architects for a small piece of planning work, for the same job!
You see, in trades where the trades’ people hold the knowledge and skills, it is quite easy for them to
pull the wool over your eyes.
Boiler quotes are the best example of that. Most of the time you will get told you need a whole new
boiler system that will cost you £3,000 when perhaps it is just the ignition that needs fixing. Boiler costs
can vary by 100%. Refurb costs can too.
Scrutinise and itemise every cost, take out
everything that is not necessary, and then drive
the price down again. People need your business
right now, and you’re probably having to do the
same for your clients in your business or job.
Be cautious and question all costs. Be strategic
and tough with this, demand the highest possible
standard at the lowest possible cost.
The compounded effect of saving 10% on all your
costs is likely to be thousands a year, and hundreds of thousands, even millions, in your life.

How YOU can make a FORTUNE from BUY TO LET in 2019

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How YOU can make a FORTUNE from BUY TO LET in 2019