The Blueprint Podcast

 If you had £10,000, £100,000 or £1 million to invest, what would you do? Would you follow the same strategy with more money, or make three completely different moves? In this episode, I reveal exactly how I would approach each starting point, where I would focus my attention, and why my choices might surprise you. Having capital is only part of the equation. Knowing where to put it, what to avoid and how to structure the opportunity can make all the difference. At each level, the priorities change. So do the opportunities, the risks and the mistakes that could set you back years. Whether you're building your first investment pot or wondering what to do with significant capital, this episode will challenge you to think about your next move. Three starting points. Three different approaches. What would I do? Success and failure are both very predictable.    I hope you enjoy.

# £715k Equity and £43k Projected Annual Cashflow: Tom Appleton's Deal of the Year   Tom Appleton returns for his third appearance to share the Wakefield HMO project voted "Deal of the Year by his peers on the Property Entrepreneur board in September", his second consecutive win.  After agreeing the purchase in 2023, Tom waited two years for vacant possession before transforming a tired property into 12 spacious, high-spec studio-style HMO rooms. With total project costs of approximately £725,000 and an achieved valuation of £1.44 million, it's a deal that demonstrates the value of persistence, local relationships and a strong team.  Tom explains how he found the opportunity, funded the purchase and refurbishment, and created accommodation attracting professional tenants, including doctors and nurses.  The deal in numbers - Purchase price: £340,000 - Purchase and associated costs: approximately £30,000 - Refurbishment: £325,000 - Total project costs, including finance approximately £725,000 - Achieved valuation: £1.44 million - Value created: approximately £715,000 - Gross rental income: £11,040 per month - Room rents: £895–£995 per month - Planned refinance: approximately £725,000, intended to recover all invested capital - Projected cashflow after refinancing: approximately £3,600 per month, or £43,000 a year.  The property remains an HMO, with 12 studio-style rooms and a licence for 15 occupants, rather than 12 separate flats. Facilities include three shared kitchens, a cinema room and a utility room.  Figures are approximate and discussed in the recording. The valuation had been received; refinancing and the resulting cashflow were projected at the time.   What we cover  - Tom's journey from football and coaching in Los Angeles to investing in property in Yorkshire. - How a mentor inspired his longer-term ambition to build an investment business. - The role Property Entrepreneur played in his development, network and business partnerships. - How buying the property next door led to this opportunity. - Keeping a purchase alive through a two-year wait for vacant possession. - Documenting the property's existing use and securing a certificate of lawfulness. - Delivering a substantial refurbishment with a main contractor. - Using investor funding for the purchase and joint venture capital for the renovation. - Achieving premium rents through spacious rooms, quality finishes and a strong location. - Managing the properties in-house through Cali Living. - Tom's plans for larger residential and commercial investments through Ten Equity.   Tom's three lessons from this deal  1. Be persistent. Good opportunities can take years to come together. Regular communication and a strong relationship with the seller helped keep this purchase on track. 2. Build a strong team. A reliable main contractor freed Tom to focus on finding opportunities, developing the business and building investor relationships. 3. Tell people what you do. Conversations with neighbours and local contacts can lead to valuable relationships—and your next deal.   Advice for investors starting out  - Invest in your education. Learn from other people's experience before making expensive mistakes yourself. - Build your network. Seek out experienced investors, mentors and people with similar ambitions. - Play to your strengths. Understand where you add value and bring in people whose skills complement your own.   Listen to Tom's previous appearances  - Episode 188 — December 2023: £100k PA Profit from One Deal. - Episode 292 — May 2025: Asset Building: Three Deals, £500k+ Equity and £100k+ Annual Cashflow.     Connect with Tom Appleton  Tom welcomes conversations with potential investment partners interested in longer-term property projects, and anyone with opportunities in Leeds, Wakefield or London.   - Instagram: [@tomappleton10](https://www.instagram.com/tomappleton10/) - Email: [[email protected]](mailto\:[email protected])   Work With Mark Barrett & The HMO Agent  Whether you're a landlord, investor, developer or business owner with capital to invest, Mark would love to hear from you.   Get in touch if you're looking to:  - Sell an HMO, block of flats or property portfolio and discuss your options for an exit. - Explore long-term leases or supported living partnerships to improve cashflow and reduce day-to-day management. - Buy investment property, including off-market HMO and portfolio opportunities. - Explore capital partnerships or joint ventures, bringing together investment capital and property experience. - Get support with an HMO or block, including consultancy, deal structuring and identifying your next steps.   Whether you want to sell, invest, lease a property or partner on a project, contact Mark for a confidential conversation.  - Personal website and capital partnerships: [marksbarrett.uk](https://marksbarrett.uk) - HMO, block and portfolio sales and long-term leases: [thehmoagent.com](https://thehmoagent.com) - Email: [[email protected]](mailto\:[email protected])         Enjoyed this episode?  Subscribe to Deals, Deals, Deals, leave a review and share this episode with someone who would benefit from hearing the numbers and lessons behind a real property deal.   Follow Deals, Deals, Deals for more real property deals, the numbers behind them and the people making them happen.   Want to learn more? 👥 Join 13K.8+ property entrepreneurs and business owners in our free Property Entrepreneur Facebook Group - a community built on shared knowledge, proven strategies, and support from those on the same journey.. 👉 The Property Entrepreneurs Community 📺 Want to see my proven Blueprints in action? Subscribe to The Blueprint YouTube Channel for powerful, practical content on how to start, scale, or sell a business in property — straight from the source. 👉 Watch & Subscribe Now Follow me on Social: Instagram: @danielhill_official Facebook: @danielhill.propertyentrepreneur LinkedIn: @danielhillptg   Check out our new Instagram: @propertyentrepreneur_uk  

The UK student property market is under serious pressure. Falling demand, oversupply, rising costs and struggling landlords have left investors questioning its future. So why are we doubling down? In this episode, I explain why we're developing a dedicated student property investment division within Hill Family Office, targeting 150–200 units and £400–£500k annual net profit over the next 12–24 months. I revisit our challenges over the last two years, including The Junction in Nottingham, where our original strategy failed, but reverting to student accommodation delivered 100% occupancy. With 152 units in our acquisition pipeline, we're now targeting prime, boutique student properties while other investors are running for the hills. In this episode, I cover: Why the student market is struggling and where opportunities lie. Why we're doubling down while others are selling. Our strategy to acquire 150–200 prime student units. Why location, quality and alternative demand are essential. Our target of £225 net profit per unit per month. Creating wealth through refurbishment, asset management and refinancing. Five key lessons for investing in challenging markets. The big takeaway? The student market isn't dead. But the days of buying any student property, anywhere, at any price and expecting success are over. We're not investing because we expect the market to recover. We're buying properties that don't need it to. In property investment, success and failure are both remarkably predictable. I hope you enjoy!     Want to learn more? 👥 Join 13K.9+ property entrepreneurs and business owners in our free Property Entrepreneur Facebook Group - a community built on shared knowledge, proven strategies, and support from those on the same journey.. 👉 The Property Entrepreneurs Community 📺 Want to see my proven Blueprints in action? Subscribe to The Blueprint YouTube Channel for powerful, practical content on how to start, scale, or sell a business in property — straight from the source. 👉 Watch & Subscribe Now Follow me on Social: Instagram: @danielhill_official Facebook: @danielhill.propertyentrepreneur LinkedIn: @danielhillptg   Check out our new Instagram: @propertyentrepreneur_uk  

Now THIS is going to be a podcast you DO NOT want to miss!    It's time for another episode of our HUGELY popular SIX ROUNDS VIP Guest podcast!   In this episode Scott Williams from Property Developer Show and Daniel Hill go behind the scenes with six surprise topics which neither have any idea of!    In this Six Rounds, at 10 minutes a piece, Dan and Scott covered the below HIGHLY PERSONAL questions and in many cases VERY PRIVATE topics which are now yours to enjoy!    Round One: Hustle culture Round Two: What are the worst and best deals that you have personally done and what are the worst and best strategies? Round Three: Never feeling like you're doing enough Round Four:  How many really wealthy people do you know and what do you think the secret of their success is? Round Five: Being content Round Six: Quick fire round   Depending how well you know Dan or Scott, these may or may not seem like the six round topics you would expect to see from two high performing entrepreneurs at the top of their game but that is the beauty of dropping the ego, opening up and going six rounds on The Blueprint Podcast.    Success and Failure are both very predictable.   LET THE GAMES BEGIN!!!!!   We hope you enjoy....!  

In this Hall of Fame episode of The Blueprint Podcast, we showcase the award-winning journeys of Ronnie Bhathal, Property Entrepreneur of the Year 2026, and Umesh Kalra, Property Entrepreneur Advanced winner 2026. Despite supporting his mother through a late-stage cancer diagnosis, Umesh continued to grow his business by relying on clear goals, strong habits, an effective team and robust systems. He added 74 units to his portfolio, creating an estimated £1.4 million in equity and between £165,000 and £200,000 in annual cash flow. Having survived stage-four cancer, Ronnie focused on improving his health, being present with his wife Emma and their six children, and strengthening his family's financial future. He lost 15.3 kilograms, increased the portfolio's monthly cash flow by more than £6,300 and added approximately £870,000 in net equity. Their stories demonstrate that true success is not measured by business growth alone. It is also about health, family, freedom and creating a Life By Design™. Success and Failure are both very predictable. We hope you enjoy.