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Most rent-to-rent failures start before the contract is signed—by chasing the wrong type of property with the wrong plan. We pull back the curtain on how to find cash flow quickly without sinking money into someone else’s asset, and why converting buy-to-lets into HMOs is a fast road to delays, compliance headaches, and long paybacks. Instead, we map out a smarter path: target ready, licensed HMOs and pre-existing serviced accommodation units where your operational edge—not a heavy refurb—creates the margin.

We dig into the practical rules that protect your downside: a six-month maximum payback target, strict quality filters, and area due diligence that matches tenant or guest profiles to the streets you’re actually renting. You’ll hear a candid case study of a great house in the wrong area, how we repositioned it by marketing to local factory teams, why a break clause saved the upside, and what made us exit on friendly terms. We get specific about SA: when furniture spend makes sense, how to inherit setups from burned-out owners, and the exact levers—listings, photos, pricing, and ads—that turn underperforming calendars into steady bookings.

If you’ve been told to “add value” with refurb, we’ll show you a better lever: time-to-cash. Modern HMOs demand higher standards; dated four-bed layouts with repurposed lounges won’t cut it. With a few clear underwriting rules, a consistent follow-up pipeline, and the right stock, rent-to-rent becomes a lean, resilient cash-flow engine. Subscribe for more step-by-step strategies on HMOs, serviced accommodation, and winning deals without gambling your upfront capital. If this helped, share it with a friend and leave a quick review to tell us your biggest rent-to-rent hurdle.

VALUABLE RESOURCES:

Let me help you build your property business, Check out how I can support your investing now.

• Visit https://www.thepropertyunleashed.com/home
• My Property Investing Community called Property Education To Action, This is the best place to achieve your property goals and build the life you desire. https://educationtoaction.com
• You can learn and take action on your property goals for just £1
• Visit www.educationtoaction.com to explore free Property Ebooks and guides in Rent-to-Rent, Serviced Accommodation, Deal Sourcing, PLOs and more and also our FREE training masterclasses to help you generating a sustainable income through property.
• https://www.facebook.com/groups/816926952556608 to meet like-minded property investors and be a part of the community.

CONNECT WITH ME:

Facebook: https://www.facebook.com/mark.fitzgerald.7921
Instagram: https://www.instagram.com/markfitzgeraldentrepreneur/
Linkedin: https://www.linkedin.com/in/mark-fitzge...

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Want a serviced accommodation playbook that still works when leisure rates dip and the slow season bites? Mark sits down with Emily McTamony to map a practical route from first home and lettings lessons to high-performing SA units, social housing partnerships, and care-provision leases that stabilize cash flow when others scramble. Emily explains why the real winners aren’t the glossy one-bed apartments, but the clean, modern three- and four-bed houses with parking that appeal to contractors, relocations, and insurance stays. We break down how to source smarter—filter by age of kitchen, location, and time on market—then run conservative numbers so you only chase properties that pass a stress test.

Emily brings a rare edge: optionality. When a head lease blocked short-term lets, she pivoted a unit into a housing association agreement and kept income flowing. She also walks through Placement Finder, where she sources long-term homes for care providers supporting children with complex needs. We talk candidly about damage, standards, and why these bookings are repaired to SA quality and paid by the provider. The big unlock is a hybrid model—operate as SA in peak periods and switch to housing association or care placements on flexible terms through slower months—so you smooth occupancy, protect rates, and keep operations consistent.

You’ll hear precise, actionable insights: why Derby underperforms on nightly rates, how to compete in saturated Nottingham with below-market rents and superior staging, and why professional setup beats DIY every time. We also dig into mindset: slow down, prove one concept, then scale with confidence. If you’re navigating rent reform headlines, rising competition, or seasonal whiplash, this conversation gives you the tools to pick better stock, build stronger demand channels, and design resilient revenue streams.

If this helped you think differently about SA and social housing strategy, follow the show, share it with a friend, and leave a quick review—what city should we analyze next?

VALUABLE RESOURCES:

Let me help you build your property business, Check out how I can support your investing now.

• Visit https://www.thepropertyunleashed.com/home
• My Property Investing Community called Property Education To Action, This is the best place to achieve your property goals and build the life you desire. https://educationtoaction.com
• You can learn and take action on your property goals for just £1
• Visit www.educationtoaction.com to explore free Property Ebooks and guides in Rent-to-Rent, Serviced Accommodation, Deal Sourcing, PLOs and more and also our FREE training masterclasses to help you generating a sustainable income through property.
• https://www.facebook.com/groups/816926952556608 to meet like-minded property investors and be a part of the community.

CONNECT WITH ME:

Facebook: https://www.facebook.com/mark.fitzgerald.7921
Instagram: https://www.instagram.com/markfitzgeraldentrepreneur/
Linkedin: https://www.linkedin.com/in/mark-fitzge...

Send us a text

Creative property investing strategies depend on building strong relationships with estate agents who understand and support non-traditional deals. Success comes from speaking their language, addressing their priorities, and ensuring they get paid for their work.

• Estate agents primarily care about getting paid and serving their client (the seller)
• Avoid using investor jargon like "purchase lease option" or "rent-to-rent" when first approaching agents
• Present creative deals in terms of benefits to the seller and the agent
• Highlight that agents get paid faster with creative deals than traditional sales
• Not all agents will understand creative strategies - focus on those who do
• Be patient and persistent - relationship building takes time
• Always communicate clearly throughout the deal process
• Use heads of terms documents to lock in agreements before spending money on solicitors
• Follow up with agents even after they say no to a specific deal
• Build your toolkit with multiple strategies to fit different property opportunities

Try Education to Action for just £1 for 14 days access to over £30,000 worth of property education resources and coaches. Visit educationtoaction.com to learn more.

VALUABLE RESOURCES:

Let me help you build your property business, Check out how I can support your investing now.

• Visit https://www.thepropertyunleashed.com/home
• My Property Investing Community called Property Education To Action, This is the best place to achieve your property goals and build the life you desire. https://educationtoaction.com
• You can learn and take action on your property goals for just £1
• Visit www.educationtoaction.com to explore free Property Ebooks and guides in Rent-to-Rent, Serviced Accommodation, Deal Sourcing, PLOs and more and also our FREE training masterclasses to help you generating a sustainable income through property.
• https://www.facebook.com/groups/816926952556608 to meet like-minded property investors and be a part of the community.

CONNECT WITH ME:

Facebook: https://www.facebook.com/mark.fitzgerald.7921
Instagram: https://www.instagram.com/markfitzgeraldentrepreneur/
Linkedin: https://www.linkedin.com/in/mark-fitzge...