The Property Unleashed Podcast

Hosted by Mark Fitzgerald

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Episodes

389

Latest episode

Aug 2026

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EN-US

About the show

The Property Unleashed podcast hosted by Mark Fitzgerald is for property investors looking to build property portfolios and Businesses using different creative investing strategies as well as HMOs, Serviced Accommodation, BRRR, Flips and BTLs, We are helping others live the life they desire through Property.

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60 recent

September 10, 2026Episode 38911 min

HMO Licensing And Planning Explained

Send us Fan Mail 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 source of truth, and what standards tend to come with a license. We talk fire safety expectations, management arrangements, and why HMOs need a tougher setup and more frequent inspections than a single-family rental. If you’re trying to stay compliant while protecting profit, this is the checklist mindset you need. Planning is where many investors get caught, so we also dig into Article 4 Directions and how they can stop HMO conversions or make approvals much harder. We cover additional licensing and selective licensing too, including why some councils require licenses for smaller HMOs or even all rental properties in certain areas. Finally, we explore what changes with seven bed plus properties, including sui generis use and how commercial valuation based on rental income can help you recycle funds when the numbers and demand are there. If you want fewer surprises and better decisions on HMO conversions, listen through, then subscribe, share it with a landlord friend, and leave a quick review with your biggest HMO question. 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 Apply here: thepropertyunleashed.com — click Inner Circle Supportive Living help www.socialspaces.uk “Free Goal Setting Masterclass: Build Your Life In Five Days” “If you’ve enjoyed these episodes, leave us a five-star review” 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...

September 3, 2026Episode 38816 min

Choosing The Right Property Strategy For You

Send us Fan Mail 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, including bills, management, and the higher wear and tear that comes with more tenants and more turnover. Then we get honest about serviced accommodation: yes, the revenue can be higher, but you’re signing up for hospitality standards, furnishing costs, constant churn, and seasonal swings. If you want to do short-term rentals well, you need to think in 12-month cycles, not “good month vs bad month.” We also dig into a route many investors overlook: social housing and supported living. With the right provider and lease structure, it can be more hands-off than HMOs or short-term lets, and the net profit can surprise you once you factor in reduced management and maintenance costs. Finally, we explain back-to-back leasing, a practical way to sit between a landlord and a provider, solve problems for both sides, and earn a realistic margin even when a deal doesn’t stack as an HMO or serviced accommodation. If you want more training and support, visit educationtoaction.com. Subscribe for more straight-talk property investing, share this with a friend who’s stuck choosing a strategy, and leave a review with the one approach you’re leaning toward and why. 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 Apply here: thepropertyunleashed.com — click Inner Circle Supportive Living help www.socialspaces.uk “Free Goal Setting Masterclass: Build Your Life In Five Days” “If you’ve enjoyed these episodes, leave us a five-star review” 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...

August 27, 2026Episode 38720 min

Purchase Lease Options Made Simple

Send us Fan Mail 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 property investor’s kit. We walk through the real definitions and the practical differences between a purchase lease option, a purchase option, and a lease option, including the strike price, option fee, lease fee, and why “assignable” paperwork matters if you decide not to complete the purchase yourself. We also get honest about where investors blow it: trying to use options when a vendor needs cash immediately, ignoring agents’ incentives, and skipping clear communication that prevents buyer’s remorse and expensive pullouts. From there, we zoom out into deal-making judgment: when it makes sense to offer a seller more money if they can wait, how assisted sales can work (and why current market conditions can add risk), and how to protect yourself with simple heads of terms before solicitors get involved. We finish with a detailed case study on a six-bed HMO where a small upfront cost secures control, monthly profit, and a plan to fund the eventual deposit from cash flow, plus a look at supported living as a longer-term lease option play. If you want smarter ways to structure UK property deals and improve cash flow without overpromising, hit play, then subscribe, share this with another investor, and leave a review so more people can find the show. 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 Apply here: thepropertyunleashed.com — click Inner Circle Supportive Living help www.socialspaces.uk “Free Goal Setting Masterclass: Build Your Life In Five Days” “If you’ve enjoyed these episodes, leave us a five-star review” 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...

August 20, 2026Episode 38615 min

Five Common Rent To Rent Mistakes That Kill Deals

Send us Fan Mail 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: believing you need a huge pile of cash. Rent-to-rent is a cash-flow strategy, not a refurb strategy, and spending heavily on someone else’s property is usually a sign the deal is wrong. I walk through how to think about low-cost setup, why rent-ready HMOs matter, and how furniture leasing can reduce upfront costs for serviced accommodation. Then we get into the numbers that protect you, including using a deal calculator, staying conservative, and refusing to overpay rent just to “win” a landlord. From there, we go deeper into risk control: using the right rent-to-rent contracts (management agreements or commercial leases rather than tenant-style paperwork), and making break clauses non-negotiable so a property never traps your business if the market shifts. I close with what it really means to run rent-to-rent like a business, including planning for tax, VAT, voids, and maintenance with separate accounts so you can sleep at night and scale with confidence. If this helped, subscribe, share it with someone chasing their first deal, and leave a review so more property investors can find the show. 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 Apply here: thepropertyunleashed.com — click Inner Circle Supportive Living help www.socialspaces.uk “Free Goal Setting Masterclass: Build Your Life In Five Days” “If you’ve enjoyed these episodes, leave us a five-star review” 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...

August 13, 2026Episode 38511 min

OPM Mindset For Property Investing

Send us Fan Mail 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, and treating “no” like rejection instead of clarity. When you can source a solid real estate deal and you understand the numbers, staying silent can actually be the selfish move because plenty of people have cash sitting in low-interest accounts and want better returns but lack the skills to execute. The goal is not hype or pressure, it’s creating mutual value through clear communication and strong fundamentals. I also walk through how to structure win win win agreements so the investor gets the return and security they need, you get the leverage to execute, and the seller or landlord gets a fair outcome. We cover practical options like second charge positions, RX1 restrictions, and personal guarantees, plus the long-term habits that protect your reputation: transparency, updates when timelines slip, and doing what you say you’ll do. If this helps you think differently about creative finance, subscribe, share it with a friend who’s stuck, and leave a five-star review so more investors can find it. What’s the biggest thing stopping you from asking for funding? 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 Apply here: thepropertyunleashed.com — click Inner Circle Supportive Living help www.socialspaces.uk “Free Goal Setting Masterclass: Build Your Life In Five Days” “If you’ve enjoyed these episodes, leave us a five-star review” 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...

August 6, 2026Episode 38422 min

Advanced Negotiation Tactics For Property Investors

Send us Fan Mail 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 make it feel like a normal conversation instead of an interrogation. I break down simple but powerful behavior shifts like using someone’s name, asking permission before sensitive questions, staying open in your body language, and using silence to your advantage. From there, we move into deal structure: showing up with a clear outcome, building a Plan A and Plan B, defining your must-haves, and knowing your walk-away position so you never become the motivated buyer who agrees to bad terms. You will also hear the exact types of questions that surface urgency, timescales, and priorities like speed versus price, plus how follow-up questions and a quick summary can prevent misunderstandings and keep negotiations clean. Whether you are buying, deal sourcing, exploring rent-to-rent, or considering purchase lease options, these real estate negotiation skills help you protect your numbers while keeping things fair and win-win. If this helps, subscribe to Property Unleashed, share it with a friend in property investing, and leave a review so more investors can find it. 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 Apply here: thepropertyunleashed.com — click Inner Circle Supportive Living help www.socialspaces.uk “Free Goal Setting Masterclass: Build Your Life In Five Days” “If you’ve enjoyed these episodes, leave us a five-star review” 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...

July 30, 2026Episode 38327 min

Four Pillars Of Property Due Diligence

Send us Fan Mail 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 process, it is to make sure the foundational checks are done before you sink time into negotiations or spend money on surveys and solicitors. We also share why a quieter property market can be an advantage, especially if you are willing to get out there, talk to agents, and speak directly with property owners while competition is lower. A big chunk of the conversation is planning use class. We unpack what it means in real terms for common scenarios like standard residential (C3), HMOs (including C4 and when larger setups become Sui Generis), and care-related uses like C2. We also point to practical places to verify the facts, like local planning portals and the property’s deeds, and we explain why mismatches between “what it’s sold as” and “what it’s approved as” should trigger deeper investigation. If you want to feel more confident evaluating purchase lease options, rent-to-rent opportunities, assisted sales, or straightforward purchases, this will give you a grounded starting point. Subscribe for more training, share this with a friend who is chasing deals right now, and leave a review with your biggest due diligence question. 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 Apply here: thepropertyunleashed.com — click Inner Circle Supportive Living help www.socialspaces.uk “Free Goal Setting Masterclass: Build Your Life In Five Days” “If you’ve enjoyed these episodes, leave us a five-star review” 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...

July 23, 2026Episode 38211 min

Build A Property Investing Power Team

Send us Fan Mail 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 look for and what to ask. One of the biggest filters is simple: does this professional understand property from an investor’s perspective, and have they invested themselves? We explain why that matters for better decisions and fewer surprises, especially when you’re using creative strategies like rent-to-rent, purchase lease options, joint ventures, and service accommodation. We also unpack why “accountant” is not a one-size-fits-all role, and how property tax planning can involve capital gains tax, stamp duty, corporation tax, SPVs, and allowable expenses that generalists often miss.<br><br>On the legal and renovation side, we cover how to choose a property solicitor who can handle specialized contracts and keep deals moving, plus practical due diligence for contractors and builders, including references and insurance checks. We finish with a key financing point: why an independent mortgage broker with broader market access can open options that tied or high-street lenders can’t, especially when your deal needs flexible criteria. Subscribe for more practical property investing guidance, share this with a friend building their team, and leave a review with the one role you still need to hire. 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 Apply here: thepropertyunleashed.com — click Inner Circle Supportive Living help www.socialspaces.uk “Free Goal Setting Masterclass: Build Your Life In Five Days” “If you’ve enjoyed these episodes, leave us a five-star review” 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...

July 16, 2026Episode 38140 min

Record-High Room Rents

Send us Fan Mail 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 tackle a topic that’s becoming impossible to ignore in the private rented sector: damp and mould. With government data pointing to a significant share of homes affected and councils under pressure to enforce standards, we walk through the practical side of compliance. That includes how to respond to reports, how to tell condensation from deeper defects, why ventilation matters, and how periodic inspections, independent inventories, and clear tenant communication can protect both health and your asset. To round it out, we look at house prices that are barely moving, what the Lloyds house price index suggests, and why falling borrowing can still coexist with “resilient” headline prices. If you’re investing right now, we talk honestly about mortgage stress tests, fees, and why BRRR (buy, refurbish, refinance, rent) may beat flipping until the sales market loosens up again. Subscribe, share this with a landlord or investor friend, and leave a review with the one trend you’re seeing most in your local market. 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 Apply here: thepropertyunleashed.com — click Inner Circle Supportive Living help www.socialspaces.uk “Free Goal Setting Masterclass: Build Your Life In Five Days” “If you’ve enjoyed these episodes, leave us a five-star review” 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...

July 8, 2026Episode 38016 min

Landlord Conversations That Close Deals

Send us Fan Mail 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 protected by focusing on practical compliance like fire safety standards, carbon monoxide protection, alarms, and a proper fire risk assessment, plus the often-missed step of checking your mortgage terms or getting consent when needed. The goal is to run a short-term rental business that is built to last, even if regulations tighten later. Then we get into the language that closes deals. Mark’s core rule is simple: don’t lead with “rent-to-rent” or “purchase lease option.” Instead, describe the value a property owner cares about most, like guaranteed monthly rent, no voids, fewer headaches, and a property kept in great condition. He also lays out a seller-friendly lease option conversation that can work especially well in a quiet UK property market, including how to position timelines, legal support, and specialist solicitors so the other side feels secure. If you want more training on rent-to-rent, service accommodation, HMOs, lease options, refurb strategies, and BRR, subscribe, share this episode with a property friend, and leave a review so more investors can find it. 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 Apply here: thepropertyunleashed.com — click Inner Circle Supportive Living help www.socialspaces.uk “Free Goal Setting Masterclass: Build Your Life In Five Days” “If you’ve enjoyed these episodes, leave us a five-star review” 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...