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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 investing

00:34 – Why your own home should usually stay in your personal name

01:17 – Steve’s personal experience of buying property personally

01:56 – Why investors historically bought in their personal name

03:31 – Section 24 and paying tax on phantom profit

04:39 – Steve’s free Section 24 calculator

05:14 – HMO tax example: personal name versus limited company

06:49 – How tax drag slows portfolio growth

07:28 – Limited liability and why company structure matters

07:45 – Should every property have its own limited company?

08:34 – Personal guarantees explained properly

12:22 – Family Investment Companies and inheritance planning

13:59 – Why specialist tax advice matters

14:52 – What to do if you already own property personally

15:12 – Why personal-name landlords are exposed politically

16:46 – The extra 2% tax burden on property income

16:54 – Capital gains tax risks for personal-name landlords

17:52 – Why flipping property personally can create income tax issues

18:56 – Five options for landlords who own personally

19:16 – Option 1: Sell the property and redeploy the capital

21:21 – Option 2: Keep the property in your personal name

22:17 – Option 3: Use a property management company

23:35 – Option 4: Use a rent-to-rent structure with yourself

24:51 – Option 5: Incorporate your portfolio into a limited company

26:04 – Section 162 incorporation relief explained

26:41 – HMRC v Ramsay and the 20-hour property business test

27:12 – Stamp duty, linked transactions and non-residential rates

28:10 – Partnership structures and Schedule 15 relief

29:08 – Refinancing when moving property into a company

30:29 – 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/home

Key Moments:

0:00 Andrew’s local authority housing strategy

02:52 Why property education changed everything

04:57 From Subway franchise to property investing

08:39 Early landlord mistakes

10:12 Why landlords are exiting the HMO market

16:21 Buying a £165k auction property for £125k

18:52 How to work out investment ROI figures from the end value

21:30 The numbers behind six-bed HMO deals

23:02 Funding property investment deals with private investment

33:43 Stress testing property deals at 10% interest

37:24 Working directly with the local authority

45:19 How to raise private finance

53:30 Building lifestyle income and legacy

56:33 Teaching children to buy assets first

59:36 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.

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/home

Key Moments:

0:00 Buying a property deal with none of his own money

01:12 From 23 years in the police to property investing

03:34 Why property education, deal packaging and rent-to-rent changed everything

06:53 How to find profitable property deals and motivated sellers

10:14 Analysing property deals from end value, GDV and sold comparables

12:39 Negotiating a £200k property down to £160k

17:07 Buying property with other people’s money and raising private finance

20:35 Finding private investors and borrowing £75,000 for the first deal

27:30 When the first investor pulled out and how Ben saved the deal

31:09 Why your first property investment deal is usually the hardest

33:06 Refurbishing the property for £15,000 and cutting costs

35:44 How Ben paid zero stamp duty on the property purchase

37:01 Why every property investor needs a second exit strategy

39:05 Turning the deal into serviced accommodation and refinancing at £275k

40:21 Generating £1,700–£1,800 net profit per month from short-term lets

42:35 Leaving the police and moving into property finance

45:09 Launching SD Financial with Steve Doran

47:41 Specialist property finance, bridging loans, HMOs and short-term lets

53:40 HELOCs and revolving credit facilities for property investors

57:58 How bridging finance, LTV and retained interest really work

1:01:36 The truth about the six-month refinance rule

1:03:36 Planning your refinance exit, valuation and finance strategy

1:06:19 Bridging loan fees, arrangement fees and valuation costs explained

1:09:37 How to start property investing when you feel trapped in your job

1:10:16 Why making the decision is the first step to financial freedom

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/home

Key Moments:

0:00 Why pensions could be one of the most important wealth-building topics

01:03 How much money you may really need in retirement

02:05 The reality of pensioner poverty and why retirement planning matters

03:20 Why standard corporate pensions may not give you enough control

04:06 Pension fees, fund charges and why you need to know where your money goes

05:31 Taking control of your pension through a SIPP or SSAS

06:10 Using a pension to invest in commercial property

07:28 Steve’s £115,000 industrial unit bought through his pension

08:29 How a SIPP works and why trustees review pension property investments

09:25 Investing in gold through a pension

10:07 What a SSAS pension is and how it links to a limited company

10:54 Using a SSAS to loan money to property investors

11:30 SSAS loan backs and using pension funds inside your limited company

12:16 First charge security, five-year repayment rules and commercial interest

13:28 Using pension contributions to reduce limited company tax

15:07 Pension annual allowance and carry forward explained

16:12 How pension mortgages work for commercial property

17:00 Transferring old pensions into a SIPP or SSAS

18:08 Finding lost pensions and bringing old pension pots together

18:56 Why pensions, property and estate planning need professional advice

19:43 Why Steve likes commercial property for pension investing

20:17 What to look for in a commercial property lease

21:03 FRI leases, rent reviews and break clauses explained

22:09 When you can start drawing down from a SIPP or SSAS

Disclaimer:
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 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/home

Key Moments:

0:00 Building a £2 million property portfolio from £40,000

01:52 How Guy and Catherine started their property investment journey

03:34 Choosing HMOs, high cashflow and property education

05:09 Looking for HMO deals in Chelmsford with limited savings

06:16 Finding the first major HMO property deal

07:03 Negotiating a £505k property down to £444k

09:41 Borrowing 100% of the purchase price using private finance

11:16 The fear before completion and taking on a £500k property deal

14:14 Private lending, high interest rates and understanding the real cost of finance

17:39 Revaluing the HMO at £630k after a £70k refurb

18:10 Creating £157k equity and £2,530 monthly profit from one HMO

19:32 Rotten floors, woodworm, staircases and major refurb problems

22:35 Why property investing is simple but not easy

24:15 Suffering a stroke during the property renovation

29:01 Losing his son and choosing to keep moving forward

34:19 Grit, resilience and building property through personal adversity

37:48 Heart surgery and refusing to stop the journey

40:26 Moving away from trauma and building a better future

44:04 The second HMO deal in Bishop’s Stortford

46:00 Building towards £2m in property and £8k monthly profit

47:20 Raising private investment through the property academy

49:53 Paying private investors 1% per month

51:32 Structuring a property joint venture deal

55:08 Why property education is the most important first step

59:10 Getting comfortable with being uncomfortable

1:02:17 Why anyone can build wealth through property with the right steps

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/home

Key Moments:

0:00 Why turnover is vanity and profit is sanity in property investing

00:33 Why buy-to-let is not working like it did 10 years ago

01:12 What is an HMO and why shared housing can be a win-win

02:28 HMO definition: three or more people from two or more households

03:10 Professional tenants, students and local housing allowance HMO markets

04:02 Why HMOs provide affordable housing for working professionals

05:18 Buy-to-let vs HMO numbers on the same property

06:25 How a six-bed HMO can generate £1,700 monthly profit

07:30 Why HMOs create multiple income streams from one property

08:20 Using SpareRoom to check HMO demand before investing

09:45 Why supply and demand matters when choosing an HMO area

11:04 How to optimise SpareRoom listings and avoid empty rooms

12:30 HMO amenity standards, room sizes and local authority rules

14:18 Why you should always measure HMO rooms yourself

15:22 HMO licensing, gas safety, EPCs, EICRs and fire doors

16:43 HMO planning permission, C3 to C4 use class and permitted development

17:42 What Article 4 means for HMO investors

19:05 How to research successful HMO planning applications

20:15 Why a certificate of lawfulness can protect your HMO

21:14 Managing HMOs properly and choosing the right letting agent

22:23 Fire alarm testing, compliance and landlord responsibility

23:18 When to bring HMO management in-house

24:32 Why HMO investors need specialist mortgage advice

25:40 HMO mortgages, lender criteria and avoiding buy-to-let mortgage breaches

26:54 Why an existing HMO licence does not transfer to a new owner

27:50 HMO licence fees, five-year licences and council inspections

28:56 Why you can usually operate once your HMO licence application is submitted

29:28 Final advice for building cashflow through HMOs

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/home

Key Moments:

0:00 Buying £1 million of property valued at £1.7 million

01:11 Tim’s 25-year property investment journey

06:53 Discovering serviced accommodation and short-term lets

09:02 Turning a £1,200 rental into a £7,500 booking

11:02 Generating 18 months of rent in 10 weeks

16:07 Buying a commercial building for serviced accommodation

19:51 Raising £400,000 in private finance

23:12 Securing a £22,000 upfront NHS and council booking

26:04 Revaluing the commercial building at £617,000

27:27 Generating over £10,000 a month in bookings

34:00 Buying a Great Yarmouth guesthouse for £385,000

35:20 Securing a £15,000 first contractor booking

36:30 How divers spent £39,000 over 10 months

44:20 Buying another property using private finance

49:20 Generating £6,000–£7,500 per month from one property

50:41 Buying £1m of property worth £1.7m in less than 18 months

51:50 Why your “why” matters in property investing

58:00 Incorporating a personal property portfolio into a limited company

1:05:31 Why lack of money should not stop you finding deals

1:14:49 Taking the next step and solving property problems creatively

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/home

Key Moments:

0:00 Why Steve’s first property changed his view of employment

00:56 James Burtt takes over From The Ground Up

04:20 How James introduced Steve to property education

07:53 Growing up in Lewisham with strong self-belief

16:02 Competing against 10,000 applicants for the fire brigade

19:39 The fire station conversation that changed Steve’s ambitions

23:16 Steve’s first home and accidental landlord journey

25:04 Discovering the financial potential of HMOs

26:56 Reinvesting 90% and living below his means

32:28 How property education created profit and process

34:41 The HMO that earned more than Steve’s firefighter salary

36:00 Why investors should master one strategy before diversifying

38:29 The property deal Steve lost after taking the wrong advice

43:05 Why traditional financial advice may no longer be enough

51:07 The biggest misconceptions about property investment

52:56 Why starting without money can build resourcefulness

57:55 Why consistency beats intensity

1:02:41 Leveraging other people’s time, money and experience

1:07:18 Steve’s latest property and business investments

1:08:17 Buying retail units at a 10% gross yield

1:09:00 The flip with more than £130,000 projected profit

1:10:20 Negotiating a £2.75 million home down to £1.4 million

1:12:13 Why helping new investors now creates the biggest reward

1:16:16 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/home

Key Moments:

0:00 Why there are still property deals in today’s market

00:32 Seven ways to find UK property investment deals

01:02 Using Rightmove and Zoopla to source property deals

01:56 Filtering online property listings properly

03:18 Why investors should ignore the asking price

04:05 How to test price flexibility with estate agents

06:12 Buying a £600k listed property for £476,200

09:36 Working back from final value, refurb costs and profit

10:31 Using Property Log to spot motivated sellers

12:45 Building estate agent relationships for property deals

14:50 Why no-chain investors can beat higher bidders

15:42 Finding distressed property companies on Companies House

16:44 Contacting liquidators for below market value deals

17:35 How to buy property safely at auction

18:43 Why pre-auction and post-auction offers can work

19:52 Guide price vs reserve price at property auctions

22:16 Caveat emptor and auction buyer risks

24:08 Why you must read the auction legal pack

26:31 How to use property deal sourcers properly

28:15 Why due diligence matters on sourced deals

30:30 Why proven HMO cashflow can justify a sourcing fee

32:35 How direct-to-vendor property deals work

33:22 Finding landlords through networking and Land Registry

34:12 How one HMO purchase led to three more deals

37:05 Using AI and property technology to source deals

37:42 How Landlord helps investors find and analyse deals

39:45 Using Property Market Intel for property deal analysis

41:10 AI search filters for HMOs, refurb projects and motivated sellers

42:00 Final advice for finding property deals in today’s market

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/home

Key Moments:

0:00 How Helen generated £372,000 profit in 18 months

02:03 Going from teaching to property investing

03:15 Living on a £1,200 monthly salary

07:43 Discovering property investment through her builder father

10:11 Learning about rent-to-rent serviced accommodation

12:17 Having her bank card declined before property training

13:14 Securing 16 properties in nine months

13:54 Finding her first rent-to-rent property

16:30 Contacting more than 250 landlords

18:05 Turning a landlord’s rejection into her first deal

21:13 Finding properties by driving around and knocking on doors

23:31 Leasing furniture without savings or good credit

26:22 Finding contractor bookings through Booking.com and Airbnb

27:12 Visiting construction sites to secure direct bookings

29:59 Overcoming fear and getting out of the car

31:36 How one site visit created bookings across the UK

34:00 Why success requires leaving your comfort zone

36:01 Believing in yourself and setting achievable goals

37:09 Handing in her notice as a teacher

38:07 Making money through serviced accommodation management

39:52 Using rent-to-rent profits to flip property

41:06 Raising private finance for property deals

43:44 Why you should find the deal before the investor

46:14 The mistakes Helen made while scaling

48:51 Receiving a £23,000 corporation tax bill

49:54 Taking responsibility for property tax and finances

51:44 Balancing motherhood and property investing

53:42 How property changed her daughter’s future

56:12 Helen’s advice to her daughter

58:10 What Helen wants to achieve next

59:17 Taking action even when you do not feel ready

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/home

Key Moments:

0:00 How Ellie built a property business at 23

01:01 Managing around 40 properties with six more coming

02:21 Joining Durham Constabulary at 18

04:51 Discovering property and financial freedom

06:09 Why imperfect action beats perfect inaction

08:08 Being told she would never leave the police

09:57 How rent-to-rent property works

10:57 Taking nine months to secure her first deal

12:55 Networking three or four times every week

14:27 Securing three rent-to-rent deals in quick succession

15:20 How to approach property networking events

16:40 Why investors should start with accommodation demand

18:46 Growing a property management business through word of mouth

22:05 Building a business without a website or social media

22:59 Deciding to leave the police

24:51 Trusting yourself to generate your own income

28:52 Using a £15,000 credit card to furnish two properties

29:51 Making approximately £2,000 profit per property

32:44 How serviced accommodation management works

34:13 Finding contractor bookings on construction sites

36:11 Securing a £56,000 booking after three visits

38:48 Managing 40 properties with another six in the pipeline

39:12 Building a remote property management team

40:58 Finding her first property investment deal

43:01 Understanding leasehold, freehold and property valuations

44:29 Buying a property using £120,000 of private finance

45:43 Generating £2,800 per month from the property

47:09 Buying a non-standard construction property at auction

49:15 Why investors must check auction legal packs

51:42 Recovering her refurbishment costs and an additional £12,000

52:40 Launching the refurbished property on Airbnb

53:18 Dealing with solicitor and mortgage delays

56:40 Why resilience is essential in property

58:30 Overcoming personal hardship and refusing to make excuses

01:01:16 Changing the people and environment around you

01:08:14 Why you must back yourself and invest in education

01:09:29 Avoiding burnout and making time to switch off

01:11:58 How coaching helped Ellie progress faster

01:13:44 The reality of building a property business

01:15:27 Being a young female property investor

01:18:32 The qualities successful property investors share

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/home

Key Moments:

0:00 £4.3M of UK property deals in 2026

01:23 Probate property flip: £600K asking price to £476K purchase

03:08 Stamp duty and VAT savings on property flips

06:11 Funding a property deal with £400K of private finance

07:09 Buying commercial property through a pension

08:46 £530K commercial property deal with national tenants

11:40 Negotiating a £2.5M property down to £1.4M

13:45 How the deal could generate £900K+ profit

14:50 Buying a commercial office for £122,800

15:43 Moving property from personal ownership into a limited company

18:01 Buying a £165K short-term let property

19:07 £25K in bookings: short-term lets versus buy-to-let

20:32 £915K commercial property deal and capital allowances

23:03 How capital allowances could save £57K in tax

24:32 The £220K HMO deal that failed mortgage valuation

26:39 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/home

Connect with John Noble: https://www.instagram.com/king_nobez/

Key Moments:

0:00 Why property investors need to understand tax

01:23 Property tax, limited companies and HMRC with John Noble

04:27 Why John is a property investor first and accountant second

07:01 Limited company vs personal name for property investment

09:23 Why investors should keep company structures simple

13:48 When should you set up a holding company?

19:46 Inheritance tax and the £325,000 nil-rate band

24:48 How family investment companies can help with estate planning

28:13 Mortgages, liabilities and inheritance tax calculations

29:51 The different ways to fund a property limited company

34:38 Director’s loans, company loans and holding companies explained

36:04 Lending money personally to your property company

40:42 Director’s loan accounts, Section 455 tax and repayment deadlines

45:21 How to take money out of a limited company

46:09 Using salary as part of a tax-efficient structure

47:25 Employment Allowance and employing family members

50:53 Should your company pay interest on a director’s loan?

53:55 Corporation tax rates and the £50,000 profit threshold

58:01 Why HMRC tax letters are not always correct

01:00:37 HMRC penalties and automated tax enforcement

01:01:20 Why investors should ignore property tax and Budget speculation

01:18:50 Why John uses the buy, refurbish, refinance strategy

01:25:26 Using trading businesses to fund property investments

01:36:42 Why property investors need urgency to build a portfolio

01:38:17 What stops people buying their first investment property

01:43:01 Focus, thinking time and avoiding distraction

01:51:20 Property tax reliefs investors frequently overlook

01:55:21 Business expenses property investors can legitimately claim

01:57:00 Why mindset, education and community matter in property

01:59:32 Three books John recommends to property investors

02:01:03 Why new property investors should ask more questions

02:07:56 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/home

Key Moments:

0:00 Investing 1% of your day to improve your life

01:01 Why mindset underpins property investment success

01:33 Finding the emotional goal behind financial freedom

02:23 How emotional states affect decision-making

03:00 Responding differently when you feel positive

04:17 How negative emotions create negative results

05:22 The three ways to improve your mindset

05:40 Why your focus determines your experience

06:03 How much information your brain can process

07:31 Learning to think about your thinking

07:59 Asking whether your thoughts are serving you

08:08 How childhood beliefs influence adult behaviour

08:45 Identifying outdated and limiting beliefs

09:00 The story of the elephant and the rope

10:32 Choosing what you focus on every day

11:03 A practical exercise to test your attention

12:20 Looking for red while missing everything blue

13:43 How the brain deletes and distorts information

14:10 Finding evidence to support negative beliefs

15:51 Using gratitude to prime your brain

17:24 Why mindset is more than manifestation

17:40 How physiology changes your emotional state

18:09 The danger of asking yourself poor questions

19:17 How posture and breathing affect confidence

20:05 Using body language to change your thinking

21:36 Accessing confidence through your physiology

22:00 What body language can teach us about emotion

24:44 Questions that help you feel more confident

25:08 Changing your state by changing your body

25:40 How language shapes your experience

26:09 Avoiding exaggerated and disempowering language

26:53 Choosing stronger words for positive emotions

27:26 Reframing difficult situations as inconvenient

28:29 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 control

30:06 Moving from a victim to a creator mindset

31:03 Coaching yourself through better language

32:00 The three habits for better decisions and results