From The Ground Up

Buying property with no money or assets feels impossible, until you understand that a mortgage is NOT your only option.In this tactical solo breakdown, Steve Doran breaks down exactly how to fund UK property deals when you don't have cash, savings, or assets to leverage. From bridging finance and private lending to vendor finance and the FCA rules most beginners miss, this is the no-fluff guide to creative property finance that actually gets deals over the line.If you're asking "how do I get the money to do this deal?" instead of "what deal can I do with the money I've got?" - this episode is for you.Want to learn more and find out how to transform your financial future in just two days, head to https://stevedoran.co.uk/homeIN THIS EPISODE YOU'LL DISCOVER:Why asking "Can I get a mortgage for this?" is the wrong first question for investorsThe Law of Requisite Variety: Why flexible investors with more funding options win more dealsBridging finance vs private lending vs private investment - the key differences, costs, and LTVsHow private lending works: serviced, rolled-up, and deducted-upfront interest explainedThe 6-month mortgage myth debunked - and what actually happens on refinanceFCA compliance for private investment: high net worth & sophisticated investor rulesHow to secure private lenders with a first charge (CH1), Companies House charges & personal guaranteesVendor finance explained: How to buy HMOs, hotels & commercial property with the seller as your depositWhy finding a great deal matters more than finding investors - deals attract moneyThe exit strategy rule: How to plan your refinance BEFORE you buyKey Moments: 0:00 - How To Fund Any UK Property Deal With No Assets01:28 - The Law of Requisite Variety: Why More Funding Options = More Deals02:49 - Mortgage Myth Debunked: The 6-Month Rule Is False 04:05 - What Is Private Lending? Loan Agreements Explained (1% Per Month Example) 05:52 - 3 Ways To Pay Interest: Serviced vs Rolled Up vs Deducted Upfront 08:12 - Bridging Loans vs Private Lending: Fees, LTV & Lender Criteria 09:45 - Private Lending vs Private Investment: FCA Rules You Must Know 11:30 - Security For Lenders: First Charge (CH1), Companies House & Personal Guarantees 13:45 - Why Some Lenders Won't Refinance Private Money Deals (And How To Avoid It) 16:20 - Finding Private Investors: Why Deal First, Investor Second Always Wins 18:50 - Bridging Finance Deep Dive: How To Combine It With Investor Deposits 20:15 - Vendor Finance Explained: Buying Property With The Seller As Your Deposit 22:40 - Crowdfunding Warning: Why Too Many Small Investors Kills DealsThis is essential listening for UK property investors, developers, and buy-to-let investors looking for no money down strategies, creative finance, and BRRR funding models that work in 2026.

What separates people who achieve their goals from those who give up when things become difficult and can you actually change your mindset, beliefs and confidence?In this episode of From The Ground Up, Steve Doran sits down with human performance specialist, NLP Master Trainer, coach, author and TEDx speaker Steve Payne to explore the psychology of success, limiting beliefs, confidence, personal development and the mindset required to perform at a higher level.Steve explains why every goal has a goal behind it, how understanding your why, values and intentions can create stronger motivation, and why property investors need something more compelling than simply wanting to own more properties. They explore how values drive behaviour, why reconnecting with your original purpose can help you push through challenges and what happens when your goals are not genuinely aligned with what matters to you.The conversation then breaks down limiting beliefs, confirmation bias and the stories we tell ourselves. Steve explains why beliefs are not facts, how your internal narrative can influence what you notice and how questioning beliefs such as “I’m not good enough” can create completely different behaviours and outcomes.They also explore practical techniques for building confidence and changing your emotional state, including breathing, body language, physiology, acting “as if”, visualisation and mental rehearsal. Steve explains how changing posture, voice and behaviour can influence how you feel and how other people respond to you.Steve and Steve discuss the learning dip, why getting worse temporarily can be part of becoming better, the four stages of learning from unconscious incompetence to unconscious competence and why people who actively seek feedback can accelerate their personal and professional growth.The episode also explores Walt Disney’s Dreamer, Realist and Critic strategy for turning ideas into achievable goals, why the words you use can change your psychology, how language such as “should”, “have to”, “can’t” and “choose to” influences behaviour and why visualisation can help prepare you for important meetings, presentations and negotiations.Finally, Steve explains why successful people focus on their strengths, delegate areas where others are more capable, model people who already achieve the results they want and, most importantly, take action rather than endlessly thinking about change.Want to learn more and find out how to transform your financial future in just two days, head to https://stevedoran.co.uk/homeKey Moments:0:00 Why wanting success badly enough changes everything01:03 Why mindset is your most valuable asset03:51 Goal setting: start with vision and intention04:30 Find your why and the goal behind the goal05:47 How your values drive behaviour and motivation11:52 Limiting beliefs, confirmation bias and your internal story17:23 How to build confidence using physiology and “act as if”24:51 The learning dip: why change feels uncomfortable29:55 Fail forward fast and the four stages of learning35:37 How feedback accelerates growth and performance44:37 Walt Disney’s Dreamer, Realist and Critic strategy49:45 How changing your language can change your mindset56:37 Visualisation, breathing and mental rehearsal for success01:00:42 Why successful people focus on strengths and delegate01:03:21 How modelling successful people accelerates growth

What does £4.3 million worth of UK property deals actually look like in 2026?In this solo episode of From The Ground Up, Steve Doran breaks down the real property deals he has completed and progressed this year, covering property flipping, commercial property investment, HMOs, short-term lets, private finance, property tax strategies and deal negotiation.Steve reveals how he negotiated an Essex probate property and gained huge tax savings through the refurb , he shares how he is investing in commercial property, including buying a light industrial unit through his pension and he breaks down one of his biggest property deals of the year: a £2.5 million Greater London property negotiated down to £1.4 million, with an estimated £2.8 million end value and more than £900,000 of projected profit after refurbishment and costs.The episode also explores HMO investing, moving property from a personal name into a limited company, intercompany loans, capital allowances, commercial property cash flow and a £165,000 short-term let that generated more than £25,000 in bookings within its first few months.Want to learn more and find out how to transform your financial future in just 2 days? Connect with Steve via https://stevedoran.co.uk/homeKey Moments:0:00 £4.3M of UK property deals in 202601:23 Probate property flip: £600K asking price to £476K purchase03:08 Stamp duty and VAT savings on property flips06:11 Funding a property deal with £400K of private finance07:09 Buying commercial property through a pension08:46 £530K commercial property deal with national tenants11:40 Negotiating a £2.5M property down to £1.4M13:45 How the deal could generate £900K+ profit14:50 Buying a commercial office for £122,80015:43 Moving property from personal ownership into a limited company18:01 Buying a £165K short-term let property19:07 £25K in bookings: short-term lets versus buy-to-let20:32 £915K commercial property deal and capital allowances23:03 How capital allowances could save £57K in tax24:32 The £220K HMO deal that failed mortgage valuation26:39 Property due diligence and why volume negates luck

Should you buy investment property in your personal name or through a limited company and how can you structure a property portfolio to legally become more tax efficient?In this episode of From The Ground Up, Steve Doran sits down with property investor and tax specialist John Noble to break down property tax, limited company property investing, director’s loans, inheritance tax, corporation tax, holding companies and the tax strategies UK property investors need to understand.John explains why he believes most investors looking to build a property portfolio should consider using a limited company, why overcomplicating your company structure too early can increase property finance and accountancy costs, and when holding companies and family investment companies may become useful.They break down the different ways to fund a property limited company, including director’s loans, company-to-company loans and holding company structures. John also explains how investors can repay a director’s loan, extract money from a property company, use salaries and dividends and understand the tax implications of borrowing money from their own limited company.The conversation also covers inheritance tax planning for property investors, gifting, family investment companies, corporation tax thresholds, associated companies, HMRC penalties and how HMRC is increasingly using technology and AI to identify potential tax errors.Steve and John then move into property investment strategy, including buy, refurbish, refinance (BRR), using deal sourcers, recycling capital, property finance, personal guarantees, refurbishment costs, VAT, stamp duty, commercial property capital allowances and why investors need to understand tax before purchasing a property.Want to learn more and find out how to transform your financial future in just two days, head to https://stevedoran.co.uk/homeConnect with John Noble: https://www.instagram.com/king_nobez/ Key Moments:0:00 Why property investors need to understand tax01:23 Property tax, limited companies and HMRC with John Noble04:27 Why John is a property investor first and accountant second07:01 Limited company vs personal name for property investment09:23 Why investors should keep company structures simple13:48 When should you set up a holding company?19:46 Inheritance tax and the £325,000 nil-rate band24:48 How family investment companies can help with estate planning28:13 Mortgages, liabilities and inheritance tax calculations29:51 The different ways to fund a property limited company34:38 Director’s loans, company loans and holding companies explained36:04 Lending money personally to your property company40:42 Director’s loan accounts, Section 455 tax and repayment deadlines45:21 How to take money out of a limited company46:09 Using salary as part of a tax-efficient structure47:25 Employment Allowance and employing family members50:53 Should your company pay interest on a director’s loan?53:55 Corporation tax rates and the £50,000 profit threshold58:01 Why HMRC tax letters are not always correct01:00:37 HMRC penalties and automated tax enforcement01:01:20 Why investors should ignore property tax and Budget speculation01:18:50 Why John uses the buy, refurbish, refinance strategy01:25:26 Using trading businesses to fund property investments01:36:42 Why property investors need urgency to build a portfolio01:38:17 What stops people buying their first investment property01:43:01 Focus, thinking time and avoiding distraction01:51:20 Property tax reliefs investors frequently overlook01:55:21 Business expenses property investors can legitimately claim01:57:00 Why mindset, education and community matter in property01:59:32 Three books John recommends to property investors02:01:03 Why new property investors should ask more questions02:07:56 Why the people around you can determine your progress

What if investing just 1% of your day could improve the quality of your life, your decisions and your property investment results?In this solo episode of From The Ground Up, Steve Doran explains why developing the right property investor mindset is just as important as learning how to find deals, raise finance, negotiate purchases or build a property portfolio.Steve breaks down three practical ways to improve your emotional state, strengthen your confidence and make better decisions: controlling your focus, changing your physiology and becoming more intentional with the language you use.Whether you are starting your UK property investment journey, trying to overcome fear, struggling to take action or looking to improve your performance, this episode provides practical personal-development techniques that can be applied to property, business and everyday life.Want to learn more and find out how to transform your financial future in just 2 days? Connect with Steve via https://stevedoran.co.uk/homeKey Moments:0:00 Investing 1% of your day to improve your life01:01 Why mindset underpins property investment success01:33 Finding the emotional goal behind financial freedom02:23 How emotional states affect decision-making03:00 Responding differently when you feel positive04:17 How negative emotions create negative results05:22 The three ways to improve your mindset05:40 Why your focus determines your experience06:03 How much information your brain can process07:31 Learning to think about your thinking07:59 Asking whether your thoughts are serving you08:08 How childhood beliefs influence adult behaviour08:45 Identifying outdated and limiting beliefs09:00 The story of the elephant and the rope10:32 Choosing what you focus on every day11:03 A practical exercise to test your attention12:20 Looking for red while missing everything blue13:43 How the brain deletes and distorts information14:10 Finding evidence to support negative beliefs15:51 Using gratitude to prime your brain17:24 Why mindset is more than manifestation17:40 How physiology changes your emotional state18:09 The danger of asking yourself poor questions19:17 How posture and breathing affect confidence20:05 Using body language to change your thinking21:36 Accessing confidence through your physiology22:00 What body language can teach us about emotion24:44 Questions that help you feel more confident25:08 Changing your state by changing your body25:40 How language shapes your experience26:09 Avoiding exaggerated and disempowering language26:53 Choosing stronger words for positive emotions27:26 Reframing difficult situations as inconvenient28:29 Replacing “I need to” with “I want to”29:07 Why Steve avoids the word “should”29:30 Using language that puts you back in control30:06 Moving from a victim to a creator mindset31:03 Coaching yourself through better language32:00 The three habits for better decisions and results

How do you build a successful property business at just 23 without family wealth, substantial savings or years of property investment experience?In this episode of From The Ground Up, Steve Doran sits down with former police officer and property entrepreneur Ellie Cockbain to uncover how she used rent-to-rent, serviced accommodation, contractor bookings, property management and private finance to build a rapidly growing property business.Ellie explains how she went from joining Durham Constabulary at 18 to managing around 40 properties, with another six in the pipeline. She reveals why it took nine months to secure her first rent-to-rent deal, how networking three or four times a week helped her find landlords and why starting with accommodation demand was more important than finding properties.She also shares how she walked onto construction sites carrying doughnuts and sausage rolls, returned to the same site three times and eventually secured a £56,000 contractor accommodation booking.Want to learn more and find out how to transform your financial future in just two days? Connect with Steve via https://stevedoran.co.uk/homeKey Moments:0:00 How Ellie built a property business at 2301:01 Managing around 40 properties with six more coming02:21 Joining Durham Constabulary at 1804:51 Discovering property and financial freedom06:09 Why imperfect action beats perfect inaction08:08 Being told she would never leave the police09:57 How rent-to-rent property works10:57 Taking nine months to secure her first deal12:55 Networking three or four times every week14:27 Securing three rent-to-rent deals in quick succession15:20 How to approach property networking events16:40 Why investors should start with accommodation demand18:46 Growing a property management business through word of mouth22:05 Building a business without a website or social media22:59 Deciding to leave the police24:51 Trusting yourself to generate your own income28:52 Using a £15,000 credit card to furnish two properties29:51 Making approximately £2,000 profit per property32:44 How serviced accommodation management works34:13 Finding contractor bookings on construction sites36:11 Securing a £56,000 booking after three visits38:48 Managing 40 properties with another six in the pipeline39:12 Building a remote property management team40:58 Finding her first property investment deal43:01 Understanding leasehold, freehold and property valuations44:29 Buying a property using £120,000 of private finance45:43 Generating £2,800 per month from the property47:09 Buying a non-standard construction property at auction49:15 Why investors must check auction legal packs51:42 Recovering her refurbishment costs and an additional £12,00052:40 Launching the refurbished property on Airbnb53:18 Dealing with solicitor and mortgage delays56:40 Why resilience is essential in property58:30 Overcoming personal hardship and refusing to make excuses01:01:16 Changing the people and environment around you01:08:14 Why you must back yourself and invest in education01:09:29 Avoiding burnout and making time to switch off01:11:58 How coaching helped Ellie progress faster01:13:44 The reality of building a property business01:15:27 Being a young female property investor01:18:32 The qualities successful property investors share

Can you build a profitable property business without savings, good credit or previous property investment experience?In this episode of From The Ground Up, Steve Doran sits down with former teacher and property entrepreneur Helen Louise to uncover how she generated more than £372,000 in profit during her first 18 months in property through rent-to-rent, serviced accommodation, contractor bookings, property management and property flips.Helen explains how she went from earning £1,200 per month and budgeting with weekly cash envelopes to securing 16 rent-to-rent properties in just nine months. She shares how she contacted more than 250 landlords, secured her first property within weeks, leased everything from beds and furniture to teaspoons and ironing boards, and found long-term contractor bookings by visiting construction sites in person.Steve and Helen also discuss how she built a serviced accommodation management business without owning the properties, used profits from rent-to-rent to begin flipping houses, raised private finance by finding strong below-market-value property deals and developed several businesses across property sourcing, cleaning, lettings and short-term accommodation.Want to learn more and find out how to transform your financial future in just 2 days? Connect with Steve via https://stevedoran.co.uk/homeKey Moments:0:00 How Helen generated £372,000 profit in 18 months02:03 Going from teaching to property investing03:15 Living on a £1,200 monthly salary07:43 Discovering property investment through her builder father10:11 Learning about rent-to-rent serviced accommodation12:17 Having her bank card declined before property training13:14 Securing 16 properties in nine months13:54 Finding her first rent-to-rent property16:30 Contacting more than 250 landlords18:05 Turning a landlord’s rejection into her first deal21:13 Finding properties by driving around and knocking on doors23:31 Leasing furniture without savings or good credit26:22 Finding contractor bookings through Booking.com and Airbnb27:12 Visiting construction sites to secure direct bookings29:59 Overcoming fear and getting out of the car31:36 How one site visit created bookings across the UK34:00 Why success requires leaving your comfort zone36:01 Believing in yourself and setting achievable goals37:09 Handing in her notice as a teacher38:07 Making money through serviced accommodation management39:52 Using rent-to-rent profits to flip property41:06 Raising private finance for property deals43:44 Why you should find the deal before the investor46:14 The mistakes Helen made while scaling48:51 Receiving a £23,000 corporation tax bill49:54 Taking responsibility for property tax and finances51:44 Balancing motherhood and property investing53:42 How property changed her daughter’s future56:12 Helen’s advice to her daughter58:10 What Helen wants to achieve next59:17 Taking action even when you do not feel ready

How did Steve Doran go from working as a firefighter and juggling multiple jobs to building a multimillion-pound property portfolio and several successful businesses?In this special episode of From The Ground Up, James Burtt takes over the interview and explores Steve’s complete origin story, from growing up in Lewisham and joining the London Fire Brigade to discovering property education, HMOs and the strategies that eventually allowed him to leave employment behind.Steve explains how James first introduced him to HMO training, why his first high cash flow property changed his understanding of what was financially possible, and how consistency, resourcefulness and calculated risk helped him build momentum. He also shares why he lived in an HMO despite already being financially successful, reinvested most of his income and prioritised delayed gratification over appearances.The conversation also challenges common property investment excuses, including not having enough money, time or experience. Steve explains how private finance, rent to rent, deal sourcing and leveraging the expertise of other professionals can help investors move forward without needing to know or do everything themselves.Steve also breaks down several recent investments, including retail units producing a 10% gross yield, a light industrial property held within his pension, a flip with more than £130,000 projected profit and a home negotiated from an original asking price of £2.75 million to £1.4 million.This episode explores property investment, financial education, HMOs, commercial property, private finance, resilience, mindset, delayed gratification, community and Steve’s long-term goal of creating financial freedom and positive impact for others.Want to learn more and find out how to transform your financial future in just 2 days - connect with Steve via https://stevedoran.co.uk/homeKey Moments:0:00 Why Steve’s first property changed his view of employment00:56 James Burtt takes over From The Ground Up04:20 How James introduced Steve to property education07:53 Growing up in Lewisham with strong self-belief16:02 Competing against 10,000 applicants for the fire brigade19:39 The fire station conversation that changed Steve’s ambitions23:16 Steve’s first home and accidental landlord journey25:04 Discovering the financial potential of HMOs26:56 Reinvesting 90% and living below his means32:28 How property education created profit and process34:41 The HMO that earned more than Steve’s firefighter salary36:00 Why investors should master one strategy before diversifying38:29 The property deal Steve lost after taking the wrong advice43:05 Why traditional financial advice may no longer be enough51:07 The biggest misconceptions about property investment52:56 Why starting without money can build resourcefulness57:55 Why consistency beats intensity1:02:41 Leveraging other people’s time, money and experience1:07:18 Steve’s latest property and business investments1:08:17 Buying retail units at a 10% gross yield1:09:00 The flip with more than £130,000 projected profit1:10:20 Negotiating a £2.75 million home down to £1.4 million1:12:13 Why helping new investors now creates the biggest reward1:16:16 Steve’s long-term vision for growth, charity and impact

Are there still good property deals in the UK, or has the market become too competitive for investors?In this solo episode of From The Ground Up, Steve Doran breaks down seven practical ways to find property deals, source below market value opportunities and build a stronger property investment pipeline in today’s market.Steve explains how to use Rightmove, Zoopla and online property platforms properly, why investors should stop relying on asking prices, and how to test price flexibility with estate agents before wasting time on viewings. He also shares how tools like Property Log can help you spot motivated sellers by tracking price reductions and listing history.This episode also covers estate agent relationships, Companies House searches, liquidators, property auctions, pre-auction offers, post-auction offers, auction legal packs, caveat emptor, private finance, deal sourcers, direct-to-vendor strategies, Land Registry letters, retired landlords, AI property sourcing tools, Landlord, Property Market Intel, HMO deals, short-term let data and how to analyse property deals properly before making an offer.Want to learn more and find out how to transform your financial future in just 2 days - connect with Steve via https://stevedoran.co.uk/homeKey Moments:0:00 Why there are still property deals in today’s market00:32 Seven ways to find UK property investment deals01:02 Using Rightmove and Zoopla to source property deals01:56 Filtering online property listings properly03:18 Why investors should ignore the asking price04:05 How to test price flexibility with estate agents06:12 Buying a £600k listed property for £476,20009:36 Working back from final value, refurb costs and profit10:31 Using Property Log to spot motivated sellers12:45 Building estate agent relationships for property deals14:50 Why no-chain investors can beat higher bidders15:42 Finding distressed property companies on Companies House16:44 Contacting liquidators for below market value deals17:35 How to buy property safely at auction18:43 Why pre-auction and post-auction offers can work19:52 Guide price vs reserve price at property auctions22:16 Caveat emptor and auction buyer risks24:08 Why you must read the auction legal pack26:31 How to use property deal sourcers properly28:15 Why due diligence matters on sourced deals30:30 Why proven HMO cashflow can justify a sourcing fee32:35 How direct-to-vendor property deals work33:22 Finding landlords through networking and Land Registry34:12 How one HMO purchase led to three more deals37:05 Using AI and property technology to source deals37:42 How Landlord helps investors find and analyse deals39:45 Using Property Market Intel for property deal analysis41:10 AI search filters for HMOs, refurb projects and motivated sellers42:00 Final advice for finding property deals in today’s market

Can serviced accommodation help you build a property portfolio faster than traditional buy-to-let?In this episode of From The Ground Up, Steve Doran sits down with property investor and academy coach Tim to unpack how he bought around £1 million worth of property, now valued at approximately £1.7 million, in less than 18 months by using serviced accommodation, short-term lets and private finance. He shares how he turned a £1,200-per-month buy-to-let into a six-bedroom serviced accommodation property that secured a £7,500 first booking and generated around 18 months’ worth of rent in just 10 weeks, before breaking down how he bought a £260,000 commercial building using private finance, borrowed £400,000 for the purchase and refurb, revalued it at £617,000 and now generates more than £10,000 per month in bookings. Steve and Tim also discuss buying a Great Yarmouth guesthouse for £385,000, securing a £15,000 first booking, generating £39,000 from contractors over 10 months, building a management company, working with family and why understanding your “why” is critical for anyone interested in UK property investing, serviced accommodation, buy-to-let alternatives and building a portfolio that creates real income.Want to learn more and find out how to transform your financial future in just 2 days - connect with Steve via https://stevedoran.co.uk/homeKey Moments:0:00 Buying £1 million of property valued at £1.7 million01:11 Tim’s 25-year property investment journey06:53 Discovering serviced accommodation and short-term lets09:02 Turning a £1,200 rental into a £7,500 booking11:02 Generating 18 months of rent in 10 weeks16:07 Buying a commercial building for serviced accommodation19:51 Raising £400,000 in private finance23:12 Securing a £22,000 upfront NHS and council booking26:04 Revaluing the commercial building at £617,00027:27 Generating over £10,000 a month in bookings34:00 Buying a Great Yarmouth guesthouse for £385,00035:20 Securing a £15,000 first contractor booking36:30 How divers spent £39,000 over 10 months44:20 Buying another property using private finance49:20 Generating £6,000–£7,500 per month from one property50:41 Buying £1m of property worth £1.7m in less than 18 months51:50 Why your “why” matters in property investing58:00 Incorporating a personal property portfolio into a limited company1:05:31 Why lack of money should not stop you finding deals1:14:49 Taking the next step and solving property problems creatively

Is buy-to-let still the best way to build wealth through property, or do HMOs offer a smarter route to higher cashflow?In this solo episode of From The Ground Up, Steve Doran breaks down the fundamentals of HMO investing and explains why shared housing can create significantly more income than a standard buy-to-let property when done properly.Steve explains what an HMO is, who the main tenant markets are, and why professional tenants, students and local housing allowance tenants all require different property setups. He also shares why HMOs can create a genuine win-win by providing affordable, good-quality accommodation for tenants while giving investors multiple income streams from one property.This episode also covers the key practical steps every HMO investor needs to understand, including HMO licensing, planning permission, Article 4 directions, C3 to C4 use class, amenity standards, room sizes, fire safety, property management, HMO mortgages, SpareRoom demand, tenant sourcing and why using the right specialist broker matters.Want to learn more and find out how to transform your financial future in just 2 days - connect with Steve via https://stevedoran.co.uk/homeKey Moments:0:00 Why turnover is vanity and profit is sanity in property investing00:33 Why buy-to-let is not working like it did 10 years ago01:12 What is an HMO and why shared housing can be a win-win02:28 HMO definition: three or more people from two or more households03:10 Professional tenants, students and local housing allowance HMO markets04:02 Why HMOs provide affordable housing for working professionals05:18 Buy-to-let vs HMO numbers on the same property06:25 How a six-bed HMO can generate £1,700 monthly profit07:30 Why HMOs create multiple income streams from one property08:20 Using SpareRoom to check HMO demand before investing09:45 Why supply and demand matters when choosing an HMO area11:04 How to optimise SpareRoom listings and avoid empty rooms12:30 HMO amenity standards, room sizes and local authority rules14:18 Why you should always measure HMO rooms yourself15:22 HMO licensing, gas safety, EPCs, EICRs and fire doors16:43 HMO planning permission, C3 to C4 use class and permitted development17:42 What Article 4 means for HMO investors19:05 How to research successful HMO planning applications20:15 Why a certificate of lawfulness can protect your HMO21:14 Managing HMOs properly and choosing the right letting agent22:23 Fire alarm testing, compliance and landlord responsibility23:18 When to bring HMO management in-house24:32 Why HMO investors need specialist mortgage advice25:40 HMO mortgages, lender criteria and avoiding buy-to-let mortgage breaches26:54 Why an existing HMO licence does not transfer to a new owner27:50 HMO licence fees, five-year licences and council inspections28:56 Why you can usually operate once your HMO licence application is submitted29:28 Final advice for building cashflow through HMOs

Can you build a £2 million property portfolio starting with just £40,000?In this episode of From The Ground Up, Steve Doran sits down with property investor Guy to unpack one of the most powerful property journeys shared on the podcast so far. In just over a year, Guy and his wife Catherine have gone from a standing start to building a serious HMO property portfolio using private finance, buy, refurbish, refinance and investor funding.Guy breaks down the real numbers behind their first major HMO deal in Chelmsford: a property originally listed at £600,000, later marketed at £505,000 and eventually negotiated down to £444,000. After a challenging refurb, unexpected structural issues and a final spend of just over £70,000, the property was revalued at £630,000 and now generates around £2,530 net profit per month.Steve and Guy also discuss raising private investment, borrowing 100% of the purchase price, using bridging-style private finance, managing refurb costs, dealing with fear before completion, negotiating below market value and why HMOs can massively outperform standard buy-to-let property.But this episode is about more than just the numbers. Guy shares the personal challenges he faced during the same year, including the tragic loss of his son, suffering a stroke during the refurb and later having heart surgery. Through all of it, he kept moving forward, building a portfolio that could reach £2 million in value and around £8,000 per month in profit by the end of the year.A powerful, practical and deeply human episode for anyone interested in UK property investing, private finance, HMO investing, BRR strategy, financial freedom and what it really takes to keep going when life hits hard.Want to learn more and find out how to transform your financial future in just 2 days - connect with Steve via https://stevedoran.co.uk/homeKey Moments:0:00 Building a £2 million property portfolio from £40,00001:52 How Guy and Catherine started their property investment journey03:34 Choosing HMOs, high cashflow and property education05:09 Looking for HMO deals in Chelmsford with limited savings06:16 Finding the first major HMO property deal07:03 Negotiating a £505k property down to £444k09:41 Borrowing 100% of the purchase price using private finance11:16 The fear before completion and taking on a £500k property deal14:14 Private lending, high interest rates and understanding the real cost of finance17:39 Revaluing the HMO at £630k after a £70k refurb18:10 Creating £157k equity and £2,530 monthly profit from one HMO19:32 Rotten floors, woodworm, staircases and major refurb problems22:35 Why property investing is simple but not easy24:15 Suffering a stroke during the property renovation29:01 Losing his son and choosing to keep moving forward34:19 Grit, resilience and building property through personal adversity37:48 Heart surgery and refusing to stop the journey40:26 Moving away from trauma and building a better future44:04 The second HMO deal in Bishop’s Stortford46:00 Building towards £2m in property and £8k monthly profit47:20 Raising private investment through the property academy49:53 Paying private investors 1% per month51:32 Structuring a property joint venture deal55:08 Why property education is the most important first step59:10 Getting comfortable with being uncomfortable1:02:17 Why anyone can build wealth through property with the right steps

Is your pension actually working for you, or is it quietly costing you more than you realise?In this solo episode of From The Ground Up, Steve Doran breaks down one of the most overlooked parts of wealth building: pensions. Most people are auto-enrolled into a pension scheme, but very few know where that money is invested, what fees are being taken, or how much control they really have over their retirement future.Steve explains why relying on a standard pension may not be enough, how pension fees can eat into long-term wealth, and why property investors and business owners should understand the difference between a SIPP and a SSAS.He also covers how pensions can be used to invest in commercial property, how rental income and capital growth can sit inside a pension tax-free, how SSAS loan backs work, and how limited company owners may be able to use pension contributions to reduce corporation tax.This episode also explores commercial property investing, lease strength, FRI leases, rent reviews, break clauses, pension mortgages, inheritance tax considerations and why getting professional advice is Want to learn more and find out how to transform your financial future in just 2 days - connect with Steve via https://stevedoran.co.uk/homeKey Moments:0:00 Why pensions could be one of the most important wealth-building topics01:03 How much money you may really need in retirement02:05 The reality of pensioner poverty and why retirement planning matters03:20 Why standard corporate pensions may not give you enough control04:06 Pension fees, fund charges and why you need to know where your money goes05:31 Taking control of your pension through a SIPP or SSAS06:10 Using a pension to invest in commercial property07:28 Steve’s £115,000 industrial unit bought through his pension08:29 How a SIPP works and why trustees review pension property investments09:25 Investing in gold through a pension10:07 What a SSAS pension is and how it links to a limited company10:54 Using a SSAS to loan money to property investors11:30 SSAS loan backs and using pension funds inside your limited company12:16 First charge security, five-year repayment rules and commercial interest13:28 Using pension contributions to reduce limited company tax15:07 Pension annual allowance and carry forward explained16:12 How pension mortgages work for commercial property17:00 Transferring old pensions into a SIPP or SSAS18:08 Finding lost pensions and bringing old pension pots together18:56 Why pensions, property and estate planning need professional advice19:43 Why Steve likes commercial property for pension investing20:17 What to look for in a commercial property lease21:03 FRI leases, rent reviews and break clauses explained22:09 When you can start drawing down from a SIPP or SSASDisclaimer:This podcast is for general information and entertainment purposes only. Nothing discussed should be taken as financial, investment, tax, legal or professional advice, nor as a personal recommendation to buy, sell, invest in, or enter into any property, financial product or investment strategy.Property investment carries risk, values can go down as well as up, and past performance is not a guarantee of future results. You should always carry out your own due diligence and seek advice from a suitably qualified, regulated professional before making any financial or investment decision.

Can you really buy your first property investment deal using none of your own money?In this episode of From The Ground Up, Steve Doran sits down with property investor, finance broker and SD Financial co-founder Ben Willox to unpack how he went from 23 years in the police force and £38,000 in debt to building wealth through property.Ben shares how property education, deal packaging, rent-to-rent, private finance and bridging loans helped him buy his first investment property. Steve and Ben break down the full numbers behind the deal: listed at £200,000, negotiated down to £160,000, refurbished for around £15,000 and later revalued at £275,000.They also discuss finding motivated sellers, raising private investment, using bridging finance, paying zero stamp duty through the right structure and turning the property into a short-term let generating up to £1,700–£1,800 net profit per month.A practical episode for anyone who wants to leave a job, replace income, buy property with other people’s money and understand how BRR, serviced accommodation and property finance work in the real world.Want to learn more and find out how to transform your financial future in just 2 days - connect with Steve via https://stevedoran.co.uk/homeKey Moments:0:00 Buying a property deal with none of his own money01:12 From 23 years in the police to property investing03:34 Why property education, deal packaging and rent-to-rent changed everything06:53 How to find profitable property deals and motivated sellers10:14 Analysing property deals from end value, GDV and sold comparables12:39 Negotiating a £200k property down to £160k17:07 Buying property with other people’s money and raising private finance20:35 Finding private investors and borrowing £75,000 for the first deal27:30 When the first investor pulled out and how Ben saved the deal31:09 Why your first property investment deal is usually the hardest33:06 Refurbishing the property for £15,000 and cutting costs35:44 How Ben paid zero stamp duty on the property purchase37:01 Why every property investor needs a second exit strategy39:05 Turning the deal into serviced accommodation and refinancing at £275k40:21 Generating £1,700–£1,800 net profit per month from short-term lets42:35 Leaving the police and moving into property finance45:09 Launching SD Financial with Steve Doran47:41 Specialist property finance, bridging loans, HMOs and short-term lets53:40 HELOCs and revolving credit facilities for property investors57:58 How bridging finance, LTV and retained interest really work1:01:36 The truth about the six-month refinance rule1:03:36 Planning your refinance exit, valuation and finance strategy1:06:19 Bridging loan fees, arrangement fees and valuation costs explained1:09:37 How to start property investing when you feel trapped in your job1:10:16 Why making the decision is the first step to financial freedom

Should you buy property in your personal name or through a limited company?In this episode of From The Ground Up, Steve Doran breaks down why UK property investors need to think carefully about tax, structure and long-term portfolio growth before buying their next investment.Steve explains how Section 24 changed buy-to-let investing, why personal-name landlords can end up paying tax on “phantom profit”, and how limited company property investing can protect more of your cashflow. Using a real HMO example, he shows how the difference between buying personally and through a limited company can be worth thousands of pounds per year.He also covers limited liability, personal guarantees, inheritance tax planning, Family Investment Companies, limited company mortgages and the common myths that stop investors making better decisions.To learn more about Steve Doran and property investing strategy, visit: https://stevedoran.co.uk/KEY MOMENTS:0:00 – Why Steve recommends limited company property investing00:34 – Why your own home should usually stay in your personal name01:17 – Steve’s personal experience of buying property personally01:56 – Why investors historically bought in their personal name03:31 – Section 24 and paying tax on phantom profit04:39 – Steve’s free Section 24 calculator05:14 – HMO tax example: personal name versus limited company06:49 – How tax drag slows portfolio growth07:28 – Limited liability and why company structure matters07:45 – Should every property have its own limited company?08:34 – Personal guarantees explained properly12:22 – Family Investment Companies and inheritance planning13:59 – Why specialist tax advice matters14:52 – What to do if you already own property personally15:12 – Why personal-name landlords are exposed politically16:46 – The extra 2% tax burden on property income16:54 – Capital gains tax risks for personal-name landlords17:52 – Why flipping property personally can create income tax issues18:56 – Five options for landlords who own personally19:16 – Option 1: Sell the property and redeploy the capital21:21 – Option 2: Keep the property in your personal name22:17 – Option 3: Use a property management company23:35 – Option 4: Use a rent-to-rent structure with yourself24:51 – Option 5: Incorporate your portfolio into a limited company26:04 – Section 162 incorporation relief explained26:41 – HMRC v Ramsay and the 20-hour property business test27:12 – Stamp duty, linked transactions and non-residential rates28:10 – Partnership structures and Schedule 15 relief29:08 – Refinancing when moving property into a company30:29 – Myth-busting limited company mortgage rates

Can you really build a property portfolio using none of your own money?In this episode of From The Ground Up, Steve Doran sits down with property investor and Academy coach Andrew Clayton to break down exactly how Andrew has completed six buy, refurbish, refinance HMO projects in 18 months, with four more deals currently active.Andrew shares how he went from working as a bodyguard to running franchise businesses to building a serious HMO portfolio using private investment. Steve and Andrew unpack the real numbers behind one of Andrew’s deals: a £125,000 auction property being converted into a six-bed HMO with expected annual rental income of around £54,000.They also discuss landlord tax, Section 24, Renters Reform, HMO compliance, private finance, council contracts, local authority housing, stress testing deals and how to build property income without relying only on your own savings.They also discuss one of Andrew’s most powerful strategies: working directly with the local authority to provide high-quality HMO accommodation for vulnerable people. This creates a strong business model with solid profit margins, reduced void risk and a meaningful social impact.If you want to understand how HMO investing, BRR strategy and private finance work in the real world, this episode is packed with practical insight.Want to learn more and find out how to transform your financial future in just 2 days - connect with Steve via https://stevedoran.co.uk/homeKey Moments: 0:00 Andrew’s local authority housing strategy02:52 Why property education changed everything04:57 From Subway franchise to property investing08:39 Early landlord mistakes10:12 Why landlords are exiting the HMO market16:21 Buying a £165k auction property for £125k18:52 How to work out investment ROI figures from the end value21:30 The numbers behind six-bed HMO deals23:02 Funding property investment deals with private investment33:43 Stress testing property deals at 10% interest37:24 Working directly with the local authority45:19 How to raise private finance53:30 Building lifestyle income and legacy56:33 Teaching children to buy assets first59:36 The role of partnership, property education and expert support in building wealth

From The Ground Up is the property investing podcast for ambitious people who want to build freedom and long-term wealth through property.Hosted by property investor and entrepreneur Steve Doran, the podcast gives practical guidance on how to start, scale and build a successful portfolio in today’s market. Expect real deal breakdowns, current market insights, property strategy and expert conversations covering buy-to-lets, HMOs, rent-to-rent, finance, tax and creating a successful property business, giving you the tools to accelerate your journey to wealth.

From The Ground Up is the property investing podcast for ambitious people who want to build freedom and long-term wealth through property.Hosted by property investor and entrepreneur Steve Doran, the podcast gives practical guidance on how to start, scale and build a successful portfolio in today’s market. Expect real deal breakdowns, current market insights, property strategy and expert conversations covering buy-to-lets, HMOs, rent-to-rent, finance, tax and creating a successful property business, giving you the tools to accelerate your journey to wealth.