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Found 63 results

  1. Hi all, Newbie poster here (...go easy on me). I have one property (3 bed house) that I rent 2 rooms in with consent to let from my lender (residential mortgage).I moved away with work, so rent the rooms out whilst I'm away. Consent to let was granted based on this property being my only/main residence. As a result I hope to get tax relief in the form of the Rent a Room Scheme. I will probably switch this onto a BTL when the fixed period ends, and I'll rent the entire property out. I would now like to step further into property investment. My Mum and I wish to go 50/50 on a 2 bed flat, buy to let mortgage. Haven't worked out whether I'd prefer interest only or capital repayment mortgage yet...advice welcomed! I want to ensure I set up this correctly from the start. As soon as I declare income from a 2nd property will I no longer be eligible for the Rent a Room Scheme? How will the 50/50 ownership on a BTL mortgage work, should I set up a LTD company, will the tax changes make the venture unviable...plus many other questions! The Rob's speak a lot about the importance of setting a clear strategy, and being set up 'right' from the beginning. General advice on how to achieve this in my circumstances would be great! James
  2. Hello, I’m after some advise on my strategy. I have 2 options. I currently rent out one property and have done for 5 years. I am currently living in rented accommodation at the moment. What would be the best option without going into too much detail I have summarised the two options below: Option 1: > Continue renting out my rental property. > Continue living in rented accommodation. > Buy another investment rental property for around £100k (add money by renovating) and rent out. Option 2: > Continue renting out my rental property. > Buy a house to move into and live in for around £250k (add money by renovating). I would base the return percentage as being the same for both new properties within the options. Any advice on the above would help. Thanks
  3. Hey all, I'm in the process of planning a new venture in property development. Over the past few months I've visited properties, built myself a comprehensive budgeting spreadsheet (that factors in all purchase, finance, holding and remortgaging costs), and gathered enough data to be able to run a simulation of my intended BRR strategy. The result has been discouraging! It would appear that given my starting capital of £100k, I'll run out of funds by my third purchase. Would an experienced developer sanity-check my simulation and confirm this? If this is indeed true, what would you suggest as a more realistic strategy to build a portfolio? A mix of BRR and flips? The BRR Simulation (this is based on figures from an actual property visited, costed, estate agents approached and comparables found) I have starting capital of £100k I buy Property A (a two bed terrace) for £120k. I use a 70% mortgage of £84K, and I put in £36k Purchase, renovation and holding costs for 6 months are a further £36K Hence, my total investment is £72k I have £28k left in the bank The house is remortaged after 6 months redevelopment for £190k The 70% mortgage releases £133k ·After paying back the first mortgage there is £49k equity released I own one property and have £77k capital left in the bank I use the money to complete Property B, which is identical, buying for £120k, again investing £72k I have £5k left in the bank The house is remortaged after 6 months redevelopment for £190k The 70% mortgage releases £133k After paying back the first mortgage there is £49k released I now have two properties, but only £54k capital remaining in the bank, which is insufficient to buy Property C BTS Conversely, if I were to use a Buy to Sell strategy, this 'model' property would make £23k after sales costs and corporation tax on my business, so things are viable. However, my goal was to build a portfolio as quickly as possible, not to flip, as this is intended to be my pension. What would you advise in terms of strategy? Flip for a while to build more capital, then revert to BRR, or to alternate between the two? Many thanks!
  4. Hi everyone, just looking for some advice on a strategy I'm looking to go ahead with this year. Also would like to know people's opinions on wether to go down the personal route or buy through a ltd company in my situation. So me and my dad have £50k saved to invest, we are both lower rate tax payers, my dad owns his own property that he lives in, I don't own my own property. We are both self employed. Our plan is to buy a run down property, flip it and make a profit. We plan on doing this 2 or 3 times depending on how much profit we make. We will then purchase a bmv property to renovate then let out and remortgage, pulling out some of or most of our deposit. I think I am right in saying after 6 months of owning a btl you are considered an experienced landlord and are eligible for a HMO mortgage with certain lenders. If this is the case the plan would then be to buy a run down 4 bedroom house, convert in to a high end 5 or 6 bedroom HMO, let it out, remortgage to a commercial lender, and go again, building up a portfolio of HMO property's. This is a very rough strategy, but just wondered your thoughts on how this would work, and also if it would be best to start up a ltd from the beginning, or leave everything in our personal names. Bearing in mind our plan is to use the profits made from the HMO's as income. look forward to hearing from you Scott Laws
  5. Hi i am currently evaluating different strategies and was wondering if anyone knows of a model to evaluate different strategies? Happy to share my thinking thanks M
  6. Hi Hubers, In the latest "TPP 324: Is buy-to-let dead?" Rob mentioned this in regards to tax changes: I would like to build my portfolio for the next 15 years from now and I would like to start tomorrow . Does it mean I should set up an LTD Company and keep buying properties via the company? If yes, then what is going to happen with all that income from these properties? Keep it on saving's account for the next 15 years ? I was thinking maybe I could employ my partner in the LTD company and she would take that income instead of me . What do you think? What are your ideas about it?
  7. Hello I'm a business management Graduate with a good knowledge of locations in Brighton, Guildford, Farnborough and London. I do not own property yet and I'm a newbie in the arena. I've been reading up on property for 12 months and have some capital; now I am trying to figure out what my strategy is but i'm not yet sure what the best route/ best locations are for me. My current ideas A) Serviced accommodation in Brighton or elsewhere 2 -3 BTL properties in Manchester or Liverpool Buy 3 bed BMV in London (Looking at areas in zone 2-3 with new crossrail stations set to open) Live in and modernise swiftly Rent out the two other rooms Refinance the property & withdraw funds Repeat the process My goals: To reach a net cashflow from property of 4k per month within the next 1 - 5 years (Ideally ASAP) Grow my account Hoping to find some sound advice in the community and will reciprocate where/ when i can. Look forward to speaking along the way! James
  8. Hi, First time poster here but long time member.. Here’s my current situation I own 2 apartments in Manchester City centre – one I live in and the other on CTL. Property 1 – purchased for 137k now worth 160k. Property 2 purchased for 130k now worth 140k. LTV of both is around 80% I am 27 and see myself right now in capital growth phase and want to continue expanding portfolio and keep raising deposits. Until eventually (20 years time) have around 2k profit coming in every month. I see several options to expand portfolio: Q1 - which one would likely result in the best net position in 20 years time? I’ve tried modelling each scenario but still no clearer.. Of course lots of variables in between but i see this next step as one of the biggest decisions to get right as it will influence all the next years... · Refinance both properties in around 2-3 years time (to take into account property cycle) to 90% LTV – Use the released equity to buy a buy to let approx 250k purchase price. Advantage I see here is that I still get to keep residential mortgages that are being paid down with possible capital growth in future. Disadvantage is that I may then be too highly leveraged in next downturn. Q2 - Is this possible to refinance both residentials? · Sell one property in 2022 and purchase a buy to let approx. price of 200k. I wouldn’t want to sell both as I need to keep one residential to allow purchase of BTL’s. · Keep situation as is and keep paying down both mortgages – will be paid off in 20 years time and will own both outright. The income from buy to let will go straight into savings and go towards new deposits. If I can buy BMV on the next property then even better. Q3 – any strategies that I have missed ? Thanks for reading and your advice appreciated, Sam.
  9. Hi all, My wife and I have been interested in the idea of property investment for a number of years, however have only really started to research it properly the last 12 months. Having attended seminars, read a lot of literature and researched online, we decided to go for it at the beginning of 2019! We had £20k in savings, so having consulted a mortgage broker decided to remortgage our house and release £30k, bringing the total to £50k. Mortgage repayments have gone up, however it’s more than affordable so we feel confident with our decision. We’ve then set up a ltd company which we’ll use for the purchases and have an accountant who will support our tax obligations. We’re now in a position to begin viewing potential properties in the Greater Manchester area (focusing more in the north, as the South is out of our price range). We’re also from Manchester so feel confident to complete our first purchase in this area. Our strategy is to purchase a property in the region of £100k (less if we can negotiate), put some money into it to modernise e.g. carpets, decorating etc. and then put on the market for rent. We plan to apply for a 25% interest only mortgage. As we’d continue to save with our current jobs, we’d look to repeat this again by the end of the year. By this time, we’d be able to remortgage the first BTL, release some equity and go again (with additional savings) and so on and so forth. Appreciate location and fundamentals are key with any purchase and these will be considered when making our purchases (as will ensuring cash flow is positive). To us, this feels like a good strategy to stick to, however appreciate there always risks. To the more seasoned investors, do you think this makes sense and are there any pitfalls that we should be thinking about before we make the big decision to purchase? Thanks for your help! Jim
  10. Hi, I hope you clever folk on here can point me in the right direction. I’m looking to get started on the properly property ladder. I have around 100k to invest in and don’t currently own a home. My initial idea is to buy a new build on the help to buy scheme in North London with my partner, only put down 5% (say 25k all in), and then a couple of months down the line use the rest of capital on a 2 BTLs in Nottingham or Sheffield, where start up costs should be around 30k each. The hope is, to generate income via the BTL to cover my mortgage payments (or some part of!), and also benefit from capital appreciation by buying in the right area. Does anyone see and issue in doing this, or would advise approaching this from another angle? Ultimately looking for a critique for HTB and any issues that may arise in this strategy. Thanks in advance!
  11. Hi guys, Over the past 8 years me and my partner have completed a series of refurbishments which has enabled us to build up an investment pot of £200k. We both currently live in the north east and work full-time (Neither of us are higher rate tax payers). Our goals for the next 5 to 10 years are to build a property portfolio of £1m, providing us an annual rental income of £30-50k (this is on the basis of the average net yield across the portfolio being 3-5%). Our preferred strategy to achieve this would be buy, refurbish and refinance. Essentially our plan is to buy properties that are under market value and/or have potential to add value through refurbishment in order to minimise amount of funds left in. Against the above context, my questions are as follows; a) Does this seem like an appropriate/realistic strategy to achieve our goals? b) What type and number of properties should we look to include in our portfolio and why? (I.e. should we go for 5 x £200k properties and minimise the number of properties we need to purchase/refurbish/manage, or 10 x £100k properties in order to spread the risk? Or should we diversify?) C) Should we consider setting up a limited company? Apologies for the long message, but any advice would be much appreciated. Thanks guys :-) Kind Regards. Isac.
  12. Hi hubbers, I was hoping for a little bit of advice. My wife and I are currently looking to buy our 2nd BTL and we are not sure whether to buy in a Ltd company or not. We are both basic rate tax payers and can afford to buy in our personal names and not be pushed into the higher tax bracket providing we equalise our salaries (although we will be close to the 40 percent tax bracket). We are both 27 and I would like to think that in the next 3-5 years we would have had pay rises making us higher rate tax payers (myself more so as my wife is now working part-time). So my question is; Do we bite the bullet and invest through a Ltd Company even though the interest rates and costs are higher or do we invest in our personal names and buy all subsequent properties through a company? on a side note, our current strategy is to invest in areas that are likely to see high capital growth and then recycle that deposit when we remortgage. Is this a flawed strategy when buying in our personal names? My reasoning is that with the lending criteria stress test at 5.5% interest rate x 145% rental income - it now seems that lenders are more interested in achieving rents than the LTV? Because of this, would we need to buy in a LTD company (where the stress tests are more leniant) for our strategy to work? A very long winded question! If any of you can give any advice it would be very much appreciated! Thanks all! Adam
  13. Hello there I am having difficulty in deciding what the best plan is to flip and would be grateful to get people's opinions on it. My objective To flip residential properties to build a capital-base rapidly. Background I am able to devote a large % of my time to building this portfolio and have access to cheap finance (up to £750k) and plan to do this through a company. I am geographically agnostic, although having spent the last 10 years in London I know it pretty well, especially south-west London. I am new to the property development game so realise I have a lot to learn and mistakes will be made I have strong financial modelling skills so will be OK with the numbers Questions What do people think about flipping in London in the current environment? Are there other (geographical) areas I should be considering? I am thinking of converting houses into flats in emerging areas in London with all the usual boxes ticked to deliver something for first time buyers - is this sensible? Any pointers, or recommendations of what NOT to do would be greatly received. Thank you!
  14. theo t

    Right To Buy

    Hi everyone, I am currently trying to develop my strategy to begin my property investment future. I currently live in a 2 bedroom council house based in North London. The market value of the house is approx £590k. I am currently eligible for a discount of up to £106k under the right to buy legislation. I'm wondering what would be the best first move in the property game.. As I am a council tenant, I'm not sure how the process works when it comes to me getting on the property ladder. is it best to register as a limited company and begin building a portfolio like that? Or should I look into utilising this right to buy opportunity discount of £106k and invest in my own house? The only issue is I wouldn't be able to get a mortgage on the remaining £490k ish that would be left to raise, also there are particular rules about who can actually put the money up for the property if i was to buy. Technically if i was to do it as a JV with someone else they couldn't actually be on the tenancy as this is against the tenancy agreement. Anyone here with Right To Buy knowledge and/or general advice on how best to make my first play?
  15. Should I sell this property? One of my properties is a 2-bed terrace in Bristol. It's my former home which I converted to a buy to let a couple of years ago. It has had good capital growth and is now valued at around £320k. The rent is £1,100 per month. The capital growth means there is a good amount of equity in the property (£160k). As my property investment knowledge has grown over the last couple of years, I have been considering whether this money would be put to better use elsewhere. I have tried to pull money out by remortgaging to invest further in other locations. However, as it is not particularly high yielding, the property does not satisfy the rental stress tests to release any equity. Whilst the Bristol market was taking off in terms of capital growth, I was reluctant to sell despite the low rental yield. Now, with the flat Bristol market, I am really starting to wonder whether now is the time to get rid of this one. In the long term I am confident that this property will experience further capital growth – great area, lots of investment going in etc., but my concern is the lost opportunities that I might be missing out on by not investing in other areas/properties (e.g. with the £160k I might have enough for maybe 3 or 4 flats in one of the northern cities which are currently performing well). Another thing pointing towards selling is that a sale before April 2020 would incur no capital gains tax (as it's my former home, I would get a combination of PPR and lettings relief). The changes to PPR and lettings relief announced in last month's budget mean that, from April 2020, I estimate a CGT bill of around £7.5k (based on a sale at £320k). On the other hand, there's no CGT until you actually sell so if I hold the property for the very long term then that won't be an issue. I appreciate your answers to this might depend on what my strategy is. I'm 34 and aiming for looking to use property to fund retirement at around 50. I generally favour capital growth over rental yield, although as new parents both my wife and I are already working part time and a decent rental yield might help us further cut down our hours in the future. Grateful for any thoughts you can offer. Thanks Matt
  16. Before I get too deep in, this isn’t a post about politics, sides of the fence, rights, wrongs or any of that. From a pure investment perspective, how is Brexit affecting people’s thinking or strategy regarding property? Are people holding off buying until after March 29th? Are you confident that the UK is an island with a finite amount of space so property will forever be a good investment regardless of, say, potentially reduced EU immigration? Are you forsaking rental yield in the search of long-term growth? Or is it a distraction having no impact on your future plans? i have the opportunity to make a few investments both now and early 2019, but just weighing up whether to stick or twist while we’re in this period of uncertainty... Welcome any wise thoughts...
  17. So. I’ve finally managed to figure out what the right strategy is for me once my deposit is saved. May father did tell me that he was willing to borrow me £20,000 towards my first project but as much as i have a great relationship with him I feel borrowing money from him for a first project is not a good idea. I can currently save 1,500 a month so it’s a better idea to just wait 17 months for a healthy pot to start. My strategy is for my first property to get a BTL mortgage and buy a house with the BRR model in mind as it’s slightly less risky than getting bridging for my first project and then for my seconds, when I have more confidence, use bridging. My question is where are the best resources for the flipping strategy? Can anybody recommend podcasts around Flipping? YouTubers? Books? Anything like that? Many help would be really appreciated. Thanks in advanced, Martin
  18. Hi may name is Dal, I'm from Birmingham and am looking to begin my property investment/developer journey. I have no experience but have some skills in DIY. Im not sure which strategy to go with, interested in flips but also like the idea of buy renovate and hold. I guess I'm looking more to invest in my area, is that good or bad? In the next 5 years I'm going to have minimum 10 property portfolio but be financially free in the next 12 months. thanks for reading all. onwards and upwards Dal
  19. Hi fellow hubbers, since Feb we have a meet up in Zurich and I have met already a lot great people. What struck me is the commonality in a lot of the challenges we face as remote or expat investors and the variety in strategies. A lot of the challenges are around mortgages, tax and finding the right team (sourcers, mortgage broker, accountant/tax advisors, lawyer etc.) My personal challenges are How to find expat mortgages not being a British citizen Shall I invest in a company/how can I set up a company How do I find a good deal? What are good sourcing company? Establishing a team that has experience dealing with expat investors? Ways to build up deposit? To start with I was thinking as an expat investor you can't do complex project and need to have a hands off strategy. Through the meet ups I learnt that is just my thinking and limitations I have put on myself. The range of project people are managing from a another can be very complex incl. buying properties, changing purpose and creating large HMOs. It is fascinating to hear the story and learning from it. If you are curious come along to the Zurich meet up or any other meet up. If you face challenges or have found solutions as an expat investor I'd be happy to hear about it.
  20. Hi, this is my first time posting on here, and would love to get some opinions! I've got a couple of BTLs, own my own home, and am expecting by the summer to have a reasonable pot of cash (£300-400K) to accelerate my property journey. The thing is, I have separate non-property business so I don't have a great deal of time (evenings & weekends). I'm trying to work out the best strategy both for cashflow now & compounding/reinvestment longer term, but don't want to directly project manage refurbs, or HMOs. I'm also comfortable that I'd be able to assemble a good team (my other business is recruitment). Option 1 - work with a company like Fossey Taylor to build my portfolio, they will manage refurbs on standard BTLs plus the odd HMO in the midlands, add value, but their fees will eat in heavily to the cash recycling. I love that it's totally hands-off, but am not yet totally convinced on the returns. Option 2 - buy high-end city center apartments for AirBnB, kit them out with nice kitchens etc.. Initial cashflow would be best, but there's less chance of quickly recycling deposits, and who knows what legislation will change surrounding short-term lets as the sector keeps growing / putting pressure on standard rental supply. I already have an agent I trust who could get kitchens sorted & manage them for me. Option 3 - buy a plot of land & build to rent. I can get a good project manager for this, it allows for profits built in / cash recycling, it's possible for me to get financing to do it, but there's a significant delay on cashflow (which I could live with but might be stressful in the interim). I've run the numbers, and given the access to financing the development route clearly has the most potential (but also requires the most education & involvement from me). It is also the most attractive from a tax perspective. No doubt there are factors I've not considered through lack of knowledge. What would other people do in this situation? Any thoughts or opinions would be gratefully received... Thanks, Tom
  21. Hi everyone, I've been listening to Rob D's books on audible, reading the forums and thinking for a few weeks now and whittled down the strategies that suit me and my goals to two. Originally my thought was that in a few years time I'd begin flipping properties and putting the profits into shares, however, I've come round to the idea of leverage and capital gains and can see the value in holding onto properties over the longer term now. Within the next few years, I plan on saving with my partner around 120k, however, by this point we'll probably be ready to move out (which I know is also ideal for gaining BTL mortgages when the times comes), this will probably leave around the 80-90k in the bank. At this point the simple question is, over say a 10 year span, what strategy would you suggest, to use the 90k to put down deposits on 3 BTL properties then saving 30k per annum to add another property to the portfolio each year, or to wait an extra two years to build up savings of an extra 60k, so 150k from which point we could buy wrecks cash, renovate them, remortgage them to get most of our investment back, rent them out and start again. I think the second strategy would lead to quicker growth once in place as we could grow the portfolio as quick as we could source, renovate and remortgage, so several a year hopefully vs just 1 per year with the simple BTL strategy, we may also be able just recycle our money and do this without carrying on with the full 30k per year investment (meaning we could invest this in other things) or could continue with it and eventually be renovating more than one property at a time. However, I'm not sure whether over say a 10-15 year period the higher growth from this strategy would make up for the first 2 years of extra saving where we'd be loosing out on capital gains, rent and letting interest erode the savings we already had. It also seems more risky than the simple, quite linear plan of buy 3 to begin with and acquire an extra 1 per year from then on, however, we're young and want to achieve big so we're quite open to putting in the work and accepting the risk. Our main goal will be overall growth of the company (so mainly capital gains) over the 10-15 years and not taking any income as we'll also work through this process. What are your thoughts on this? Would you go with the simple BTL strategy over 10 years or saving longer and running an intense renovate and remortgage strategy over only 8 years instead? I could probably do with going over this in a spreadsheet, but while I'm good with spreadsheets, with so many variables I wouldn't really know where to start! Any advice would be great, Thanks a lot, Joe
  22. Hi all, I have been listening to Rob's podcast and was fascinated to hear about the 18 year cycle. As I understand it from research online, our next 'bust' is due around 2025. Can anyone on here confirm this kind of timing sounds about right? I am trying to plan ahead, in particular what to do with my BTL (I have 1 at the moment) as the extra stamp duty as put the fear in me for my residential home moves. I am trying to figure what will be best for my situation in the long run. In an ideal world I want to keep it as investment BUT if I do have to sell, I'd like an educated guess at when would be the best time. Thanks in advance. Michael.
  23. Hi, I would be very grateful for thoughts about my proposed strategy for the structure of my investing. I will try and keep it simple, but will need to set out my circumstances: 1) I have a job with reasonably good salary. 2) Separately, I also have a non-property based Ltd company with a good 5-figure profit per annum. I cannot take much of this our without getting bashed for dividends tax. 3) I also have 2 BTL properties owned (with mortgages), but would like to incorporate them into a new, separate Ltd company through which I would also carry out future property investment. One of them has a chunk of equity. My thought is this: 1) My general strategy would be for the non-property Ltd company to lend to property Ltd company money each year eg £50k pa as an efficient way for me to invest further in property. I have been advised by my (non-property) accountants to have a separate company with a dedicated SIC code to aid any future mortgage applications, if nothing else. 2) If I sold one of my BTL properties to my new property-based Ltd company, then after costs, CGT, stamp duty etc, this would leave about £80k in equity, which I would seek to loan to the new company, which would take out a mortgage for the rest. 3) Could I then have this loan paid back to me personally - eg at a rate of a couple of grand per month - even though the funds to do this are effectively coming - in large part if not in full - from the loans from the non-property Ltd company? It seems to me that the potential benefits would be: 1) Personally-owned BTL properties into Ltd company structure to mitigate changes to mortgage interest relief for individual investors. 2) Structure created for investing future profits from non-property Ltd company in property (with specific SIC code so could get mortgages in future). 3) I would be able to realise the equity from the BTL property already owned - effectively getting the funds from the non-property Ltd company without paying higher rate dividend tax. This would be helpful in terms of month to month personal finances, but could even be used in future to invest in a furnished holiday let personally (not through a Ltd company) - which I think would be efficient as they are not effected by the changes to mortgage interest relief, I believe? Phew! Hope that makes some sense. Therapeutic for me to set down the thoughts in my head if nothing else! Hopefully someone else will be in similar personal circumstances and have given this some thought? BW, Andy
  24. Hi folks, I am totally new to property but really interested and want to get started. I have a limited company set up and want to invest in property so I'm just looking for a little advice. I'm thinking about going down the HMO route but.. as a first purchase would this be possible through a company? or would it be better to invest in a standard buy to let at the start to show lenders that you have property experience? It would be interesting to hear your opinions and thoughts, just curious to know how others have managed in this situation. Cheers Leon
  25. Hi everyone. I'm an 18 year old from Glasgow aspiring to become a successful property investor and trader. My focus for some time was to save up enough money from my full time job to begin a JV with an investor with slightly more experience than myself to 'flip' a property. This was intended to be my first project. However, I've recently come across 'Wholesaling'. I'm looking for advice and some knowledge on how the wholesaling process works here in the UK. I believe wholesaling to be (in the basic form) the process of identifying a good property investment opportunity, negotiating a deal with the seller, writing up the contract and then selling that contract on to another investor. The profit you make as the wholesaler will be the price at which you sell the contract to the new investor minus the price you negotiated with the property seller. So, if you negotiate with the seller a price of £85,000 and then sell the contract to the new investor at a price of £95,000, you will make a £10,000 profit (£95,000 - £85,000) without having any of your money tied up. To me, this investing strategy sounds like a great place to begin my journey as it would allow me build up some extra capital with little risk to help fund first project along with gaining some experience of dealing with home sellers and buyers. Any information or advice would be much appreciated.