The Property Unleashed Podcast

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For a change I am being interviewed. 

Your confidence doesn’t disappear because you’re “not cut out” for property investing. It disappears because uncertainty is loud right at the moment you need to act. 

We sit down with property coach and trainer Mark Fitzgerald to get honest about what really stops investors, even the ones who’ve done the courses, saved the cash, and “know the strategy.” We talk through the most common confidence traps: walking into an agent’s office and feeling like a fra...

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Starting a property business is intimidating at any age, but it feels especially brutal when you’re 18 and everyone assumes you’re “too young” to be taken seriously. 

That’s why this conversation with George Smart from GT Smart Property Limited hit so hard. 

George walks us through the moment he realised an IT apprenticeship wasn’t the life he wanted and why he chose UK property investing as his path to freedom, growth, and building something that lasts.

We get into...

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A 0.2% price drop can grab headlines, but it can also distract you from the only question that matters in property: do the numbers actually work today? We’re joined by Anthony McMullen from Homemaker Properties to unpack what “housing market resilience” really means when mortgage rates, affordability checks, and stamp duty are doing the heavy lifting behind the scenes.

 If you’re selling an investment property, we talk candidly about why buyers may not pay a premium for “tenants in situ,” and how targeting first-time buyers or owner-occupiers can completel...

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“Same-day remortgage” sounds like a magic trick, but the real opportunity is more practical and more powerful: refinancing a property within the first six months of ownership so your cash is tied up for less time. We sit down with mortgage specialist Rob Peters from Simple Fast Mortgage to translate the jargon, explain the six-month rule, and show how day one remortgaging can support smarter property investing without relying on hype.

We dig into how this strategy used to be common before 2007, why lenders pulled back after the cred...

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Most people jump into rent-to-rent service accommodation chasing “easy” cash flow, then get trapped by one bad agreement, one compliance miss, or one slow month. 

We’re laying out the real blueprint for running short-term rentals professionally so you can build predictable income without buying property, while protecting yourself and the landlord from avoidable mistakes.

We unpack the rent-to-rent model step by step: how you lease from a landlord on guaranteed rent, furnish and “dress” the unit to a premium standard, then drive bookings th...

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Most rent-to-rent businesses do not fail because the strategy is “bad” they fail because the setup is sloppy. 

We get practical about what you actually need before you take on properties, whether you are running HMOs or building a service accommodation portfolio, so you can operate like a real property professional from day one.  

We talk through the essentials: setting up a limited company, opening a proper business bank account, and treating income as the business’s money until you have planned for tax and...

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One wrong assumption can turn a “perfect” HMO deal into a planning dead end. 

We get practical about UK HMO rules, starting with the basics of what counts as a House in Multiple Occupation and why renting by the room can outperform a standard buy-to-let for cash flow, especially when you pair it with strategies like rent-to-rent.

From there, we walk through HMO licensing in plain English: what mandatory licensing usually looks like, why your local council’s HMO pack is the only safe so...

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Most people don’t fail in property because they picked a “bad” strategy. They fail because they picked a strategy that doesn’t fit their time, their risk tolerance, or the kind of business they actually want to run. We unpack that decision in plain English and use realistic numbers to compare the workload and cash flow behind buy-to-let, HMOs, and serviced accommodation, so you can stop guessing and start choosing with confidence.  

We walk through what changes when you move from a vanilla buy-to-let to a busier HMO model...

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Trying to buy every deal the “normal” way can trap you in constant competition, tight lending, and sellers who want speed more than structure. 

We take a different angle: using purchase lease options to control a property now, lock in an agreed purchase price, and earn income during the lease period while keeping the option to buy later. It’s not a magic trick and it’s definitely not a strategy you force onto every seller, but in the right situation it can be one of the most flexible tools in a propert...

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Most people don’t lose money in rent-to-rent because the strategy is broken. They lose it because they copy an outdated playbook and make a few expensive mistakes that seem “normal” at the start. 

I’m Mark Fitzgerald, and I’m laying out the five errors I see again and again when people try to build a rent-to-rent business with HMOs or serviced accommodation, especially when they’re chasing their first deal and trying to move fast.

We start with the biggest mental hurdle: belie...

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Using other people’s money can feel scary, awkward, or even “wrong” when you’re getting started in property investing, but that fear is often the exact thing that keeps your portfolio small. 

I’m Mark Fitzgerald, and I’m breaking down what an OPM mindset really is, why it matters, and how to use private money and investor capital in a way that’s safe, controlled, and built on trust.

We dig into the biggest mental trap I see: treating raising money like begging, a...

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The fastest way to lose a property deal is to treat negotiation like a battle over price. 

I walk you through a smarter approach: advanced negotiation strategies built on rapport, trust, and precise questions that uncover what the seller or landlord truly needs. When you understand the real motivation behind the sale or the let, you can stand out even when other buyers are circling and you are not offering the most money.

We get practical about the first contact and how to m...

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Most investors learn due diligence the hard way, after a “great deal” turns into months of delays, legal costs, or a strategy that cannot be executed. We slow that down and make it practical: a clear framework built around four pillars of property due diligence, with a focus on the one pillar that can quietly make or break everything, the property itself.

We talk about how to turn due diligence into a simple checklist you can actually use, deal after deal. The goal is not to overcomplicate the proc...

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Your next property deal will only move as fast as the people around you. We walk through how we build a property investing power team that supports real execution, not just paperwork, so you can buy with clarity, move faster, and scale a property portfolio without getting stuck waiting on slow responses or generic advice. 

If you’re serious about real estate investing, the right broker, solicitor, accountant, tax specialist, and builders become an extension of your business.

We get specific about what to...

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Room rents are hitting record highs while the supply of available rooms is tightening, and that one-two punch is reshaping the day-to-day reality for landlords, letting agents, and tenants. 

We sit down with Anthony from Homemaker Properties to unpack the latest numbers, then pressure-test them against what we’re seeing on the ground, including how much an en suite room really rents for in different areas and why the market can feel “dead” for months before it suddenly snaps back to life.

We also ta...

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Most property deals aren’t lost because your spreadsheet is wrong, they’re lost because your words are. 

Mark Fitzgerald shares a live coaching session from his Education to Action community and breaks down how he talks to landlords, vendors, and agents so the proposal sounds normal, safe, and clearly beneficial.

We start with a real question about service accommodation in Lincoln and what investors should watch for with Article 4, selective licensing, planning use, and local council policies. Mark explains how to stay prote...

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Most serviced accommodation “deals” look great until you price in reality: cleaning, utilities, seasonality, voids, and the time it takes to run a short-term rental business. 

We walk through how we actually find good serviced accommodation opportunities and how to pressure-test the numbers so you do not end up chasing a property that only works in a spreadsheet.

We break down four clear ways to profit in serviced accommodation: converting your own property, using rent-to-rent, structuring a joint venture with an owner, or runni...

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Section 21 used to feel like certainty. 

Now it’s deadlines, documentation, and a completely different risk profile for landlords and agents. We sit down for a practical landlord update on what the Renters’ Rights Act means in real life, including the awkward two-month tenant notice crossover that’s already creating void headaches and stalled move dates. If you’ve had someone try to give one month’s notice lately, you’ll recognize the confusion instantly.  

We also go deep on tenant deposits, because deposit compliance is one of the onl...

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Ten different ways to make good money in property investing in 2026 sounds simple until you try to run the numbers and realise how many investors get stuck using only one approach. 

I’m Mark Fitzgerald, and I’m breaking down a full menu of property strategies so you can stop guessing, start choosing, and build a plan that fits your real life, not a highlight reel.

We start with buy-to-let and why the “vanilla” model has tightened as house prices and mortgage rates rise. Fro...

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Your property investing isn’t stuck because the market is “hard.” It’s stuck because one of six constraints is quietly choking your deal flow, your confidence, or your consistency. 

We walk through the exact bottlenecks we see again and again in real estate investing and property business building, then lay out how to solve each one without fluff.

We start with the market and strategy constraint: if you can’t find good deals, you probably aren’t getting in front of enough people. That...

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Picking the “most profitable” property strategy sounds smart until you realise you don’t actually want to live that business day after day. 

I’m Mark Fitzgerald, and I’m digging into the real reason so many investors stall, quit, or stay stuck in the research loop: they choose a property investing strategy for money first, then wonder why their drive disappears when the work gets hard or repetitive. 

We talk through how to pressure-test your direction without wasting years. If you’re starting with...

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Guaranteed rent sounds like a fantasy until you understand how supported living and social housing leases are actually structured. 

Landlords and deal sourcers can plug into a real UK housing need while building more stable property income. With around 1.2 million households on waiting lists and councils spending roughly £1.7 billion a year on temporary accommodation, demand is not slowing down, and private landlords can help close the gap.

We get practical about the supported living property investment model: leasing to registered care providers on long terms, how government-backed rent flows th...

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The next wave of rental regulation isn’t a headline to skim, it’s a checklist that will decide whether your property is legally “decent.” We sit down with Alison and Anthony McMullan from Homemaker Property to map out what the Decent Homes Standard actually requires, how it connects to the Renters’ Rights Act, and why waiting until 2035 is the fastest way to get caught out. 

We talk plainly about the five criteria, the Housing Health and Safety Rating System (HHSRS), and the kind of evidence landlords need, from invent...

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VALUABLE RESOURCES:

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

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Buy-to-let is getting squeezed from every angle, so we go straight to a strategy that many landlords are eyeing for stability: leasing property to social housing and supported living providers. 

Emily joins us to explain what these leases really are, why they’re suddenly “hot,” and how they can offer long-term, predictable income while also creating genuine social impact during the UK housing crisis.

We get clear on definitions that are often muddled online. Social housing in this investing context often means leasing to a pr...

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VALUABLE RESOURCES:

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

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Rent-to-rent is “dead” gets repeated so often it starts to sound like fact. We don’t buy it. Mark Fitzgerald breaks down what’s actually changing in the UK property market, why people are suddenly hyping back-to-back leasing, and what the Renters Rights Act chatter is really doing to investor confidence. If you’ve been weighing rent-to-rent, serviced accommodation, Airbnb, or HMOs, this conversation helps you separate strategy from noise and choose the right tool for the deal in front of you. 

We get specific about how back-to-back leasing works when the end ten...

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The property market in 2026 won’t reward the loudest strategy. 

It’ll reward the investor who can execute, manage cash flow, and stay disciplined when deals don’t go to plan. We’re sharing the three property investing strategies we believe are best positioned right now, plus the mindset and business systems that stop your portfolio from becoming an expensive “hobby.”

We talk through what’s actually working on the ground: value-led HMOs where you buy below market value and add value, service accommodation that moves toward bigger 3 to 4+ bed properties...

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Buying property below market value sounds simple until you try to fund it and every lender insists the “value” is whatever you paid. We sit down with property finance expert and active investor Rob Peters to unpack the real-world funding moves that let you secure BMV deals without automatically chasing joint ventures or handing the opportunity to cash buyers.

We walk through a specialist straight-to-mortgage approach that can reduce the deposit to around 10% when the discount is genuine, plus the key trade-off: higher rates and fees that can still be worth it i...

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If you’ve been telling yourself you’ll take action once you feel “ready”, this conversation will hit a nerve. I’m joined by transformational coach and property investor James Wyatt, and we go straight at the hidden blockers that stop smart people from doing deals, building confidence, and following through on the goals they say they want.

James shares the mindset principles behind what he calls an “impossible start” and why real progress often requires a point of no return. We talk about building a clear vision for your ideal life, why your...

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Your next rent increase might not come from a new strategy. 

It might come from a better kitchen photo and a layout that finally makes sense. I’m joined by Tracy Patel, director of KWT Interiors and Designs, to dig into rental property kitchen design as a real lever for ROI, rental yield, and long-term tenant quality in 2026. If you’ve ever defaulted to “just stick a cheap kitchen in,” this conversation flips that thinking into a design-led approach that helps you stand out in a crowded market. 

We get practi...

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What if one clear decision could change your next 12 months? We walk through a practical eight-step plan to turn big goals into daily momentum, using simple tools, honest deadlines, and the kind of focus that cuts through noise. You’ll hear how to craft a concise vision, choose the single goal that matters most with a “magic wand” test, and declare it so you stop second-guessing and start moving. 

Then we break it down: realistic timelines, action mapping with sticky notes, and a ruthless prioritization method that separates needle...

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VALUABLE RESOURCES:

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

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Landlords don’t lose ground in court or at sale—they lose it at the start when the paperwork is weak. 

We brought our lettings team together to unpack real-world case studies that show exactly how small gaps snowball: a 16-year-old tenancy without prescribed information, a kind rent kept far below market for years, and a plan to sell that collides with new notice timelines. From there, we map the fixes: issue a modern agreement, re-serve the How to Rent guide, validate deposit compliance, and switch to proper notic...

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A single day can reset your entire playbook. 

Register Here...

https://www.thepropertyunleashed.com/home-summit

We’re hosting a free, live Property Growth Summit packed with nine working operators who share exactly how they’re winning right now—no sales pitches, just strategies, tools, and templates you can use to sharpen your 2026 results.

We kick off with a practical blueprint for choosing the right strategy for each deal, from flips and buy-to-let to HMOs and rent-to-rent, with tactics to lower upfront costs and pro...

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What if you stopped guarding your comfort and started playing to win? 

Mark opens with community news and then dives into a candid, practical guide to building a real property business without wasting the most precious resource you have: time. 

Instead of chasing the next promotion or the next course, we map out how to design a weekly plan, set deadlines you’ll actually hit, and convert consistent effort into deals that compound.

We break down the noisy prop...

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Ready to rethink what’s possible with serviced accommodation? 

We unpack a real case where a first-time buyer with low income and a gifted deposit bought a property and turned it into a profitable Airbnb—legitimately, with the right mortgage, and without complex renovations or bridging finance. 

Rob Peters, our go-to mortgage expert, walks us through the lender mindset, the product selection, and the exact numbers that made the deal work.

We start by clarifying why standard residential and vanilla buy-to-let products often prohibit short-term letting and how th...

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We turn Facebook Marketplace and property groups into a consistent source of real deals by focusing on people, not just listings. We share scripts, filters, negotiation angles, and the mindset that turns landlord problems into long-term income.

• using Facebook Marketplace to source rentals, SA and purchase options
• simple first messages that open real conversations
• filtering by price, beds and regions to find hidden stock
• targeting remote landlords and independents who value certainty
• negotiating terms beyond price to make numbers work
• positioning as a problem solver in groups witho...

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We walk through how assisted sales let us flip properties without buying them, reduce upfront costs, and move faster in tight markets. We share how to find suitable homes, structure agreements, control risk, and even pre-sell during the refurb to lock profits.

• what an assisted sale is and why it works
• how to find listings that stay on the market
• confirming ceiling prices and realistic uplifts
• focusing on light refurbs over heavy builds
• structuring contracts and legal protections
• saving capital by avoiding deposits and stamp duty
• partne...

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One decision changed everything for JD and Paul of PJK Properties: stop chasing every tactic and go all-in on one. We dive into how they chose rent-to-rent HMOs, built airtight systems, and partnered with Manchester and Salford councils to house people who need safe, stable homes. The result? A portfolio that cash flows, a mission they’re proud of, and the confidence to say no to bad deals.

We unpack the first months when nothing seemed to stick, how they leaned on training, templates, and community coaching to get contracts right, an...