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Worth splitting to refinance? 6-bed HMO or 4-bed HMO + 1 bed flat?

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Hi all, I'm about to purchase a 4-bed house with a 2-room basement. I'd like to maximise my monthly return AND pull out cash for another purchase.


My question is, do I:

a.) create a 6-bed HMO, or

b.) create a 4-bed HMO + 1-bed flat? 


I've checked with local planning, building control & HMO team, both options are doable.  Return on both options would be similar. But what about refinancing? Would either option work best for maximising how much cash I can pull out? Anything I need to watch out for / push for? All experience / suggestions welcome?


I'm scratching my head, and not getting anywhere....thanks :) 

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