Stop Learning Start Investing
Most property investment advice tells you to spend months studying before making your first move.
That’s exactly what keeps you stuck.
Open a spreadsheet and model one deal today.
The truth? Analysis paralysis comes from too much information and chasing that perfect deal that 90% of the time doesn’t exist. While you’re reading another book about property investment, opportunities are passing you by.
What actually works: learn while doing.
Start With Your Ultimate Goal
Before you look at a single property, ask: what’s your ultimate goal for the year?
Want £500 extra passive income monthly?
Need to replace your salary in five years?
Planning to leave a legacy for your children?
Once you know that, reverse-engineer the plan and take daily steps towards it. This cuts the fluff and focuses you on what will work for your situation.
Action → Write your one-year target on the first line of your spreadsheet.
Week 1: Master the Only Numbers That Matter
Start with education—but focused education. Learn to use a spreadsheet to analyse deals. In week one, learn only:
Typical rent for your target area
Gross yield
ROI (year 1)
Ways to add value (light refurb, lease option, title split, use class change)
Mini-formula block
Gross Yield = (Annual Rent ÷ Purchase Price) × 100
ROI (year 1) ≈ (Annual Cashflow ÷ Cash In) × 100
Action → Analyse one live Rightmove listing with these formulas—no more than 20 minutes.
The Hidden Costs That Shock Professionals
Beginners underestimate the real costs:
Mortgage arrangement & broker fees
5% SDLT surcharge if you already own property
Conveyancing (varies wildly)
Holding costs: council tax, gas, electric, water, insurance
Planning/renovation delays and certification before letting
Action → Add a 10–15% contingency line to every appraisal.
The Compliance Minefield
You can rent without certificates or proper contracts—but the pain arrives when you need to evict or face inspection. There are 150+ regulations to hit before keys change hands (and more within 30 days). Miss requirements and fines can reach thousands—you’ll only find out in court.
Red-flag checklist (start here)
No EPC at E or better (or valid exemption)
Missing Gas Safety, EICR, smoke/CO alarms
How to Rent guide, deposit protection and prescribed information not served within deadlines
HMO licence or Article 4 status unclear
Selective/additional licensing in your council not checked
Need the full list? Use my Longer Compliance Checklist.
Timing: HMOs and serviced accommodation may need planning before offer. Standard BTLs can handle compliance during conveyancing—but include the costs in your analysis from day one.
Action → Call your council licensing team for a 5-minute confirmation on HMO/selective licensing today.
Build Your Power Team
For HMOs you’ll want, at minimum:
Solicitor (investor-savvy)
Accountant (property-experienced)
Planning advisor
Architect
HMO specialist agent
Educational support/mentor
Action → Don’t assemble this alone. Shortlist three providers in each category via introductions and track record, then choose one per region. Relationships save months and prevent costly mistakes.
Ask for two recent investor case studies from each provider.
The Moment It Clicks
You’ll feel the shift when you can find a deal, run the numbers yourself, and present pros/cons with a clear plan. That’s when you’re thinking like an investor, not a permanent student.
Remember: the longer you hold a property, the better the deal becomes. Property is a long-term play, not a get-rich-overnight scheme.
After about six months, income from the right assets can repay your initial cash in. A £5k deposit can become £20k through refinancing while building ~£80k in equity.
Your 90-Day Roadmap
Days 1–7
Define your 12-month income goal.
Pick one target area and one strategy (e.g., vanilla BTL or HMO).
Build your deal sheet (rent comps, yield, ROI). Analyse 5 listings.
Weeks 2–4
View 6–10 properties that fit your numbers.
Speak to one whole-of-market broker; secure AIP.
Get quotes from 2 builders for a typical light refurb.
Call council re: licensing and Article 4 in your area.
Weeks 5–8
Shortlist 2–3 deals. Stress-test: +1% rate, −10% rent, +15% costs.
Offer on at least one property each week at your price.
Line up solicitor and insurer; draft your onboarding checklist.
Weeks 9–12
Go STC on the best deal. Order surveys, lock your product.
Book compliance (EPC, EICR, gas safety). Prep tenant-ready docs.
Finalise lettings/management plan and cashflow tracker.
Action → Put these 12 weeks in your calendar today.
One-Click Next Step
Open your spreadsheet. Analyse one live deal today.
Want a second pair of eyes? Book a 15-minute deal audit or grab the free starter calculator & compliance checklist to sanity-check your numbers.
