The Complete Guide to Property Strategies

Angela Bryant lives in Sussex with her husband Dave, and has been a property investor since 1995, building a portfolio of over 100 properties, with a total value of GBP15,000,000 and several million in equity. She is the author of The Complete Guide to Property Investing Success. Angela works on strategic planning, while Dave focuses on property maintenance and dealing with tenants. She also does admin and accounts and manages the non-local properties, as well as helping with refurbishments. Angela and Dave do not directly employ anyone but work with tradesmen and professionals as required. Additionally, they manage properties for one of Angela's brothers.

Dedication
Disclaimer
Acknowledgements and Thanks
Summary of Chapters

INTRODUCTION
The Past
The Present
The Future
Further Reading, Resources and References:

Chapter 1: STRATEGIC PLANNING
The Kaleidoscope
Is it a Strategy or a Tool?
Make that Change
Prop-Tech
What do you really, really want?
-So what choices will you make?
Further Reading, Resources and References

Chapter 2: SOURCING AND OPTIONS
Introduction
Buying Below Market Value (BMV)
-Options
-Purchase Options
-Lease Options
-Assisted Sales
How much can you earn as a sourcer?
The Seven Stages of Deal Sourcing
-Lead Generation
-Managing Your Workload
-Determining the Valuation
-Dealing with Enquiries from Vendors
-Building a Database of Investors
-Presenting Deals to Investors and Getting Paid
Further Reading, Resources and References
How does this strategy appeal to you?

Chapter 3: RENT-TO-RENT
What is rent-to-rent?
Why Would a Property Owner Agree to Rent-to-rent?
How much money can you make?
-Scaling Up Your Rent-to-Rent Business
Initial Costs to Set Up the Property
Setting Up a Rent-to-rent Agreement
-Using a Management Agreement
-Using a Lease Option Agreement
-Mortgages
-Insurance
Top Ten Things that Can Go Wrong:
-Risks and What Can Go Wrong for Landlords
Further Reading, Resources and References
How does this strategy appeal to you?

Chapter 4: BUY-TO-LET
Introduction
Show Me the Money
The Leverage of Buy-to-Let Mortgages
-Regulations
The lifecycle of Buy-to-Let
Choosing Properties to Buy
-Deciding whether to buy Locally or Not
-Preparing Property to Let
-Getting Tenants In
-Should You Self-Manage?
-Ongoing management and maintenance
-Ending the Tenancy, Eviction and Pursuit of Debts
-Refurbishment
-Selling
Further Reading, Resources and References
How does this strategy appeal to you?

Chapter 5: HOUSES IN MULTIPLE OCCUPATION (HMOs)
Definition of HMO
Comparing HMO Income with BTL
Dan's Story
Rules and Regulations for HMOs
Licensing
-Health & Safety
Planning Permission, Use Class and Article 4
Building Regulations
Choosing Property to Buy for HMO
Location and Targeting Tenant Type
-Student Lets
What Could Go Wrong?
Further Reading, Resources and References
How does this strategy appeal to you?

Chapter 6: SHORT-TERM LETS - Serviced Accommodation, Holiday Lets, Airbnb
Introduction
A Word on Holiday Lets and Other Types of Short-Term Let
Serviced Accommodation or Apartments
Airbnb and Other Platforms
-High Street Agents
-More Ways to Market Your Short Stay Property
Location: Research the Demand and Restriction
-Planning and Use Class
Serviced Accommodation from the Guests' Point of View
Setting Up and Running Serviced Accommodation
Mortgages for Short-Term and Holiday Lets
-Insurance
-Tax treatment of Short-Term Lets
What Could Possibly Go Wrong?
Risks and Warnings
Further Reading, Resources and References
How does this strategy appeal to you?

Chapter 7: ESTATE AGENTS - SALES AND LETTINGS
So, You Want to Be an Estate Agent?
Specific Qualifications for Estate and Letting Agents
-Roles and Responsibilities
Taking on a Franchise
A Quick Start to Your Own Business
Letting Agents, a Landlord's Perspective
-Chart of Letting Agents' Services
Letting Agents: The Good, The Bad and The Ugly
Choosing an Estate Agent to Sell Your Property
Selling at Auction
Further Reading, Resources and References
How does this strategy appeal to you?

Chapter 8: DEVELOPMENT
Introduction1
What Development Encompasses
Planning Permission
National Planning Policy Framework and Local Planning Authorities
Permitted Development Rights
-Article 4 Restrictions
-Green Belt1
-Brownfield Sites
-Planning Use Classes
Listed Buildings
Areas of Outstanding Natural Beauty and National Parks
Community Infrastructure Levy (CIL) and Affordable Housing Contributions
Sourcing and Finding Sites for Development
Gross Development Value (GDV) and Industry Norms for Profit
Planning Consultants, Architects and Builders
Funding for Development Deals
Our Projects
Victoria House in Shropshire
Southlawns in Rhyl
Forewood Wells, Kent (AONB)
Further Reading, Resources and References
How does this strategy appeal to you?

Chapter 9: CROWDFUNDING
Introduction
-Financial Conduct Authority (FCA)
Simple Crowdfunding
John Corey
Crowd With Us
Crowd Property
Loan-based crowdfunding (P2P)
-IFISA
Equity-based crowdfunding
Becoming a Crowdfunding Investor
Registering as an Investor
-Self-Certified Sophisticated Investor Requirements
-Certified High Net Worth Individual Requirements
-So Now You Can Invest
Raising Money for Your Project from the Crowd
-The Business Plan
Crowdfunding for Platform Hosts
Examples of Crowdfunding Deals
-Example 1: A Planning Gain Deal
-Example 2: An IFISA Refurbishment Deal
-Example 3: An Equity-based Deal
-Example 4: Equity-based Medium Term Buy-to-let
List of Property-Related Crowdfunding Platforms
Further Reading, Resources and References
How does this strategy appeal to you?

Chapter 10: FINANCE
Introduction
Mortgage Advisors
Your Credit Rating
Buy-to-Let Mortgages
PRA Interest Affordability Rules Introduced in January 2017
-How Much Can You Borrow?
Further PRA Rules Introduced in September 2017
Buy-to-let Mortgages for a Limited Company
-HMO Mortgages
-Light Refurb Mortgages
Development Finance
Bridging Finance
-Auction Finance
Commercial Mortgages
-Commercial Mortgages for Buy-to-Let Portfolio Lending
Other types of finance
Crowdfunding
Joint Ventures
Further Reading, Resources and References

Chapter 11: TAX
Introduction
Stamp Duty Land Tax (SDLT)
Income Tax
-What expenses can be offset against tax?
-VAT
Capital Gains Tax
S24 - Tax Treatment of Mortgage Costs
Owning Properties in a Limited Company
-What About Moving Properties Into a Company?
-Incorporation of Whole Portfolios
-The Pros and Cons of a Limited Company
Estate planning and Inheritance
-Gifts: Potentially Exempt Transfers (PETs)
-Trusts - and Chargeable Lifetime Transfers
-Shares - in a limited company
-Business Property Relief
Further Reading, Resources and References

Chapter 12: Final Thoughts
Adapt and Survive
Keep Your Knowledge Current
Mindset
Time and Productivity
Further Reading, Resources and References

APPENDIX I: Prop-Tech

APPENDIX II: Telephone Questionnaire

APPENDIX III: Interviewee Questionnaires
-Ryan Carruthers of Venture Property Lincoln
-Glenn Ackroyd, founder of EweMove.com
-Davin Poonwassie of Simple Crowdfunding
APPENDIX IV: Dave's Diary

Appendix V: Author's Booklist

About the Author