The Property Unleashed Podcast

Hosted by Mark Fitzgerald

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Episodes

387

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

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 They lose it because they copy an outdated playbook and make a few expensive mistakes that seem “normal” at the start.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...

July 2, 2026Episode 37916 min

Serviced Accommodation Deal Finder

Send us Fan Mail 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 running a serviced accommodation management model for a monthly percentage. I also share why bigger units like three-beds and four-beds can outperform smaller apartments in today’s market and what that means when you are deal sourcing in competitive areas. Then we get tactical about sourcing and stacking. If a landlord says no to rent-to-rent, you can still create value by introducing a strong short-term rental management company and earning a referral fee, turning “dead” leads into income. We also cover how to use basic tools like RROI, how to check comparable listings on Airbnb, and why a 12-month forecast is the only honest way to judge performance in serviced accommodation. If you want more help building your serviced accommodation portfolio, check out the free resources and then subscribe, share the show with a friend, and leave a five-star 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...

June 25, 2026Episode 37840 min

Section 21 Is Gone So Now What

Send us Fan Mail 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 only areas where getting it wrong can’t be “fixed” later. We break down the five-week cap, the 30-day deadline that starts when you receive the money, and the difference between custodial and insured deposit protection schemes. Then we get into the evidence that actually holds up in a dispute: photo-heavy inventories, tenant sign-off, exit inspections inside 24 to 48 hours, invoices, and why betterment claims fail. Finally, we map out the current possession routes. If you served a Section 21 in time, the accelerated possession claim window has a hard stop, and the paperwork pack (N5B, prescribed info proof, safety records, How to Rent) needs to be flawless. With Section 21 gone for new cases, we explain how Section 8 grounds work now, why court hearings can slow everything down, and what this shift means if you’re planning to sell a rental with tenants in situ. We also share practical sale options, including open market, off-market investor sourcing, and auctions, plus a few HMO-specific planning considerations like Article 4. Subscribe for more landlord updates, share this with a landlord who needs a clean checklist, and leave a review if these practical breakdowns help you stay compliant. What part of the new rules is hitting you hardest right now? 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...

June 18, 2026Episode 37720 min

Ten Practical Property Strategies To Build Income In 2026

Send us Fan Mail 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. From there, I explain how the same property can perform very differently depending on the rental strategy, including serviced accommodation (Airbnb and Booking.com) and working with social housing, supported living, and care providers. If you’re looking for a lower-capital entry point, we dig into rent-to-rent for HMOs and short-term lets, what costs you take on, and why margins matter more than hype. If you like renovations and big chunks of profit, we talk flips, the risks of a stagnant market, and how assisted sales can let you profit from an uplift without buying the property outright. I also cover BRRR (buy, refurbish, refinance, rent) for building a portfolio, how HMO conversions can create value, and why checking Article 4 planning constraints is essential. Then we hit commercial property realities, the experience barrier with lenders, and how commercial-to-residential conversion can unlock value when planning and valuation line up. Finally, we get honest about predictability versus upside with HMOs and serviced accommodation, including the tax and VAT traps that can wipe out what looks like strong cash flow. If you want more property investing education, subscribe, share this with a friend who’s stuck, and leave a review so more investors can find the strategies that actually work. 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...