🤝 Watch AI Stack a Property Deal in 5 Minutes with Guillaume Black

Hello, good afternoon. Hope you are doing well. Hope everyone's keeping really well. So this is the last session of this summer's Thursday's AI Takeover. So today I want to show you an asset I've been building to basically help clarify and help introduce people who are new to this, like what a competent, property AI brain can do for you. So it's going to be quite visual, and I'm going to show you, you know, rather than talk over it too much, you know. So before we start, just wondering if you guys have any sort of questions from the last sessions. Like this, we flush things out, or any questions in general about this topic and subject. Like this, I can start with this because I know there's been quite a lot over the last few weeks and months, really. So it's more to help you with all of that. So as usual, just hit the live chat and ask me anything. And as I said, for those who just joined just now, so today we're going to talk about some of the jobs your AI can do. And I've categorized it in a way which I hope will be quite visual and easy for you to extrapolate from and give you some ideas. And because we did cover a lot of ground over the last the last few weeks and months, really. And because I'm going to go and do a deep dive on all of these subjects next week, I just want to make sure you guys have got your questions answered, or any reaction, or anything you want to share. Let me know in the chat now, and then, and then I'll take a couple of questions, and then I'll move to my slides and we get, we get started. I will say I will share some questions I've had actually over the last couple of days. Sorry, let me just pull my notes, make sure I'm in the right place. So some of you would have run this test. When you join the bootcamp, we invite you to run a test. It's a prompt you put into your whatever AI system you are using. And the idea with this is you realize that your AI don't don't have this context, so it doesn't know about you. The knowledge it knows about property is quite generic. It doesn't know your portfolio, so you can't really ask it to do any job, like filling forms, conveyancing, following up on offers, et cetera. So you're always enslaved in copying and pasting things like that. So we created this 25-question test so that you can ask your AI. You just copy and paste it in there, and you'll see that for most people, it's either 0 to 3, basically. out of 25, which is not great. And the question was, so someone was asking here, I scored 0, how do I improve my results? And so this is all to do with this context we've been talking about, about your AI to know about you, your constraints, and to know about the niche info, the strategies working right now, the niche knowledge you're trying to work on. Okay. Another question was around assuming, you know, I've found and packaged a deal, you know, I found on Property Filter. How does the method match the deal with an investor and get the deal over the line? So this is really, really where, you know, you need, like in this day and age, like you can't, the only way you can get free, you know, achieve the goals you want in property, and these being your time back, your freedom back, your freedom of choice, the time with the kids, not having to work or whatever it is that you want. Today it's with an AI system that's going to do for you. So the days of learning a niche strategy that no one knows about died 5 years ago. So today all of this knowledge is available on YouTube, in the Propshifter community for free, right? So totally included. There's no edge, you know, there's no arbitrage in you knowing, you know, serviced accommodation where, you know, where the landlord doesn't, because they all know, you know. There's no edge in HMOs, you know, in the way they were like 10 years ago, you know. So it's not really about the strategy, but it's about doing more of the stuff that works, you know. And today, to do more of the stuff that works, we need a team of 10 people. And it's quite unrealistic, you know, for for most of us. So this is the reality we live in, and the constraints on bandwidth has disappeared. I hope you understood with the time we spent these days with AI. And so it's really what I want to share with you today. So let me go and just pull my slides, and hopefully that answered the questions. Was there another question? Paul is asking, Is Obsidian— someone's breathing, right? Someone's like— everyone's breathing, right? But someone is like breathing pretty loud. If you can get muted, uh, I can't mute you. There we go, thank you. I think that's sorted now. Yeah, thank you. Right, okay, so Paul, is Obsidian absolutely necessary for the AI brain or just a Google Drive? Okay, so Obsidian, it doesn't— does nothing. Obsidian is just helping you visualize your notes, visualize your context, visualize everything. You can do everything through Claude, et cetera, but you can do everything through your file explorers. But because the brain is creating Markdown files, they are just text files, raw text files that are meant for AI to read. You have to open, or you can use some kind of any Markdown file reader if you want. You don't necessarily need Obsidian, but at least something that's going to make those text files, you know, like those machine kind of like fonts, you know, text, making more pleasing to read. You know, that's the only reason we use Obsidian really. So you can use another lookup for Markdown file readers so that you can explore within your Explorer, your folder system. You can basically visualize those files. I find Obsidian be really, really good for visualizing those and then visualizing the connection between them because it builds like a wiki. It goes and creates the links between all of the notes because then your AI, because you ask it a question, it's led by utility, goes through one note and another note and all the relationships they have within them, you can see them with Obsidian. That's really the idea. But if you look up a Markdown file reader out there, you can absolutely You can absolutely use this instead. I'm sharing the systems we've built for ourselves, what works for us. And that's really the idea. Cool. So let me go into the slides. I've got a couple of things to share with you today. So I'm going to do a reintro for you guys who have got the recording. Right. So welcome to today's, part 4 out of 4 of the AI Takeover this summer. So today I want to share with you the different jobs, all the property jobs. It's not all of them, obviously. There are a lot more, but just to keep it simple and to make sure it applies to everyone and you can see the benefit for you, I've put together the most common 25, certainly use cases we have right now. So if you're new to this channel, none of this is based on theory. This is based on more than 3,250 offers accepted within the last 12 months alone. And from the feedback I'm serving the largest community of the savviest, most successful, and really the savviest investors in the country. So 1,800 members right now doing deals every day. And the spine of this series, if you remember, was really about how do you get your AI to actually do stuff for you rather than just being chatting and copying things in and out and really creating another job for yourself. I kind of said enough to the community just before, you know, like today, you know, the only way you are going to get free, uh, you know, achieve your goals in property, and this being, you know, the, your time freedoms, your freedom of choice, the freedom to spend the time with the people you love, the impact you want to have, you know, quitting your job, uh, you know, having the lifestyle you want for yourself or your family, etc. It's not about the strategy. It's not about, you know, there's no edge today in knowledge, you know, uh, Back in the days, you know, I bought courses to learn a strategy, you know, to know it before anyone else. Now everyone knows it, right? It's all on YouTube. It's all inside the Property Filter community. There is no edge here. The only way you're going to achieve your goals here is by doing more of the good stuff, you know, more of the stuff that works. So one is knowing what works. So congratulations, you're in the right place for that, you know, with all the Property Filter blueprints we have for you. But 2 is doing more of the good stuff. And the problem for most of us is we are working full-time or we can't be asked always We don't have time. We don't want to do the admin, you know. So we used to hire VAs, you know, people overseas, you know, to have an arbitrage salary, etc. But now you can do all of this with AI, you know. And, and, and, you know, basically the things I'm sharing with you have allowed some of our members to outwork, you know, you know, teams of 10 people in property on an hour a day, you know. So you get the outcome, the results you want in property without quitting your job, you know. And if you remember this series, you know, we talked about the model, Everything you want out of AI comes from a combination of the model times the context you give to times the tools it connects to or the jobs it can do. And ultimately, none of this matters if it doesn't do jobs for you. If it's just to get some kind of text in a chat box, you're going to go and copy paste in an email. It's more job than you did in the first place. It's longer for you to explain to him what you want. So overengineer your prompt. Sometimes than actually doing it. That's the frustration I see most people are in. And then kind of a regain of frustration and people resent a bit these tools. So I'm here to make it really clear for you how you can get the outcome.

Okay.

And if you remember all of this with your AI brain, there's the context you give it to start with, but then you have to maintain it by by making it consistent with what you do. So it's why I connect mine to every call I run, every conversation of importance I have, or I give it ad hoc notes. It all feeds itself and it maintains itself all the time. It knows what I'm— sits in every meeting, knows my to-do list, knows my team's to-do list, prioritizes my day. It just runs, really runs everything I do right now. And if I were to give a model, so this is a new framework for you guys, of what is it that property investors do? And there are really 5 categories. So first you want to decide on your area, your strategy, what makes a deal a deal, and a few other things. Then we're going to go around and find deals. So we find motivated sellers. Are they matching with our criteria? How do we go about confirming that they're actually motivated? Do we go organize the viewings, start the conversations? Then there's the desktop analysis we do, what I call value. The first step, we value the deals, we run the comparables, we stack it, whatever you want to call it. You run the analysis, you do due diligence. There's a lot of admin here. And for a lot of people, that's the bottleneck. And then you want to work on winning the deals, on doing the deals. And that's how you prepare the negotiation, how you go about offering offers that get accepted all the way into running the follow-ups. And ultimately, so we're going to go through all of these steps, right? And ultimately, when you own it, getting the conveyancing over the line. So it's managing projects, it's creating schedule works and anything to do with managing projects like refers, managing projects like refinance, managing projects like conveyancing for purchase or sale, all of these things. And then you've got the whole aspects of running your portfolio, managing your portfolio, keeping the certificates up to date, making sure everything is being instructed and You could basically have all of this run on autopilot, straight with Claude. You don't need any complicated tool. You just tell it what you want and set it up. And then the whole letting function, again, compliance, sourcing the tenants, all of these things can be done. And so you could build all of this by yourself. But as I shared before, we spent, me and the team, over the last couple of years, more than 5,400 hours just on building the assets, not anything else. And then more than £165,000 worth of consultancy, not just learning anything and everything about AI. So trust me, we've failed more times than most people can afford to make this work. And now you can go and do it. So for us, it meant that what we used to struggle to do in 7 days a week, me and my other co-founders, we're now doing 3, which means we've got the bandwidth to be on holidays and the bandwidth to to do things that are on the business and provide you more value, you know, like than just keeping the plates running. We basically trimmed down the team from a team of 42 to a team of 28 with, you know, making more revenue, you know, so showing that we can do more with less. And we save just under $3K, $2.5K, a bit more than $2.5K a month on software subscriptions that the brains replace, you know. So it's quite meaningful. And that's the scale of a one-person team, it's even more important, right? So because you cannot, you know, I had the luxury to be able to throw stuff at people before, but most people can't, you know. So if you're, when we all started on our own, and the reality is today, the reality of the world, it's not one to go and learn the new strategies, one to know quickly what works. And whenever it changes next week, next month, you know, like pivoting to what works. being in a place where you've got the source that this works, and 2, building and scaling your ability to do more of what works without you doing anything but your AI team doing that. So as I said before, it's not about your success in AI implementation and things. It's not about the tools you buy, the overwhelm of what models to use, et cetera. It's very much about this context you're on. So going back to this, so I want to Actually, I should have spent a bit more time on this. I'm going to go in here and share with you this map I actually created for you guys. There we go. Sorry, just going to hide this, hide you guys here. And hopefully you can see, so those 5 steps are here. So you got your brain in the middle, and if I've got— well, I'll zoom in anyway, but you got your brain in the middle and the 5 parts the 5 parts that I described, decide, find value, win, own, that feed in your brain. And the idea is when you plug it, it comes into your brain and actually does the stuff. So if I walk you through, your brain is really like this, what I've described all along, this folder that sits on your machine. And then you have to link everything you do to the jobs you want to do as an investor, the jobs you want to do as a business owner and who's going to do that job? Because none of that equation matters. Why would you create anything of that if it's not to get things being built? So let's go and see how this is all organized inside your brain. So the decide pillar is where it's for you if you are pivoting strategies, if you want to be— you can't hit a target if you don't aim, you know. Like, there's no point pointing the gun if you don't aim, you know. There's— and, and for a lot of people, we skip this here. We're getting clarity on what we want, and, um, you know, we don't know how to journal. We don't know how to ask ourselves the right questions. The most lucky of us, and maybe the most open-minded of us, would have, you know, paid, paid for, paid for courses, you know. No, not courses, but like coaching so that people can help. them asking these right questions. Now you can have an AI that's trained exactly on that. So today, if you don't know what you're trying to achieve, it's very, very hard for you to have the urgency of making it happen. So step 1 is set your income goal. So this is really the first part here. And your whole strategy is going to be very different if you want $20,000 a month or if you want $3,000 a month, because it's a whole different ladder. to go from having one customer, one deal, you know, to 10 customers or 10 deals. You know, that's really the idea. So you need to decide there and know what you sign up for. And if you can't decide for yourself, you need to get some form of coaching, you know. So, you know, I'd love to help everyone one by one, but I can't, right? So this is why we created this engine in there. So you can go, basically you can go and help you ask you the right questions. And you need to be really clear about, so next step here is about mapping your capital your— the capital you have on the ones you can access, you know. And a lot of that is belief as well, you know. There's money everywhere, you know. It's like, who are you gonna borrow it from? Who are you going to JV with? Are you going to structure these deals? But this is a key constraint in property, you know. So everyone wants to do, you know, every deal with no money down and costing nothing. But the reality is you always need, you know, to pay for stuff, you know, solicitors and conveyancers and builders and whatever, you know. So there's always need for something. And you need to understand what are your constraints here, because there's no point you saying, I have no credit score, I have no money, and I want to go into doing a £20 million development because I can. You probably can, but you won't, you know, because of these constraints. So you have to see like what's the next thing on the ladder. And also, we often overestimate what we can do, you know, in a year, but underestimate what we can do in 10. And we all want the end results, but we don't want to go— we want to be on top of the mountain, but we don't want to go up the steps of the ladders. So this is a really key constraint. And obviously there, this will help you help find your strategy when you know what you're good at, when you know what you want, when you know the constraints you have in time and money, et cetera. So all of these are part of the onboarding of this AI brain. It will help you refine your strategy and therefore in your area. based on your income goals? How do you match all of this? And you'll know the complexity of this because you have to match what you are good at, what you are in flow, what you've got money for, what you've got time for, what's working in my area, the strategy working right now, which area I work for, the strategy work. All of these things are quite hard for people to figure out for themselves. Because AI doesn't think linearly and it can think in all sorts of directions at the same time. It's a really good assistant actually, outworking average coaches. to help you get clarity. And these are things that would normally take you, if you think of, it would take you like 3 months, a year to get clear just by journaling relentlessly and asking yourself the good questions, having the good guides and prompts for yourself. You could do this in hours and days. And then the good thing with this is nothing is permanent, so you can go and pivot next time. So we choose area, strategy, et cetera. And then crucially, you know, before you even go and look for deals, you know, you have to be a realist, you know, realistic, obviously. But if you are, if you don't know what a deal is, a deal, you'll be scrolling through pages and pages of the same thing. You're looking at the same thing over again. You need to play the law of averages, you know, the, when it comes to like doing viewings, putting offers, etc. You know, it's just the volume of it wins so long as you are clear what works for you. Because if you're not clear, like, I'm partway through the— every step needs to be next step, next step, next step, next step, next step. No questions asked. So ask yourself all of these questions at the start. And this part of the brain is quite a big aspect for you to actually ponder and have conversation with. Think of it as like a journaling session with an assistant that knows everything about what works in property right now. You can actually talk back and forth with it like you would do to a coach, etc. So that's really helpful to basically help you, as I said here, decide. So decide and basically get clarity. Then once we have decided, we go into our first activity, which is going about finding motivated sellers. So finding leads, qualifying motivated sellers. And the first aspect, as you know, First step of the Property Filter Blueprint is generating motivated seller leads. If you don't do this, you don't stand a chance. If you are not qualifying the conversations you have based on them being motivated, you don't stand a chance. It's just as simple as that. Because you'll go back to scrolling through endless pages and pages of properties on the likes of Rightmove, et cetera, exhausting yourself, randomly booking viewings based on the pictures, the layout, turning up where there's no deals to be made and wondering why property is hard. And then if you know what you want, know what a deal is, etc., your criteria, and then you go and generate motivated seller leads, all of a sudden you're doing 10 times fewer viewings, sending 10 times fewer letters. You have 10 times more interesting conversations with people who are 10 times more likely to do deals. So there's many orders of magnitude ways that this is going to help you. So when you get the Property AI Brain, basically you go and you get to connect it to the backend of PropertyFilter. So it knows your lead generators, it knows your searches, it knows your criteria as well from that. And then you can basically run commands. So it brings you the top lead of the day. And then the next, I'll show you about the next part, but basically you can start to run the numbers of due diligence while you sleep. And in the morning you've got like, these are the free viewings worth your time. These are the one conversions worth your time. You can set up all of that. It all starts with having the lead generation. Obviously then you need to qualify the leads. So this is where people really struggle with VAs. They'll be like, oh, can I get a VA to run my property filter? Yeah, great. Or run my deal sourcing, whatever. But you never explain it properly, like what makes a deal a deal, the criteria. So you either have too few leads or too many leads that you can't cope with. And that's the the problem all the time. So here, because you've done this exercise and you don't, it's just built in the onboarding there, so you don't really have to think about it. You'll know what a deal is a deal for you. Obviously you have to think about it, right? But you don't have to rethink about it again and again. So when the leads come through, if it's a likelihood that there's deals to be made, they get qualified, scored against your criteria. And again, you can build upon that where it's even all automated running for you in the night. As you start to have conversations, you want to know, getting the viewing prepared. Or as you create follow-up, you want your— if it was you or if it was a team member, you really want to create a profile of the seller. So in your brain, you start to create a profile of the situation of the vendor. And you can even run a little command to prep conversations you'll have with them. to help profile this. And because you record everything back into your brain, et cetera, it knows all of that. So when you do the offer, when you do the follow-up, et cetera, it knows about— and it's really guiding you for getting them from what is it that they want to what is it that they need, all the way down to what's the minimum number they'll agree and still be happy. So we talk more about that in the negotiation. But here it picks up on the sales follow-through, on the things they've told you. So you can always bring back these pain points as part of the conversations later. Okay, so from there you can go and write to the vendors directly, obviously. So me, I'm 50/50. People ask me, should I work with agents or go direct to vendors? It's like, do both. Do both. And especially if you're going to send 20, 50 letters a week, the amount of money you're going to make in property, it's just a no-brainer. Have the conversation with agents, obviously, so they bring you more deals. Then send the letters. Again, all of this you can pilot through your brain and it sends letters through PropsFilter. And okay, get preparing the viewings. When I first started to do this and I used to do like 10, 15 viewings a week before PropsFilter, I created a system to be, because I was doing so many of it, just got confused on which was what and what situation was what. So I have a little like one-pager for every, uh, every property before I go and view and make sure I don't forget anything. But not only that, make sure I portray myself as this really competent, proactive professional investor, you know, because I, I'm prepared. I come prepared. No one comes prepared, you know. You know, we talked about this many times, you know, the success or failure of your offer being accepted has got nothing to do with the numbers, but everything to do with, uh, the van— the vendor believing you are the best buyer, you know. And when you come prepared No one, you know, you're above anyone else, you know. So that's a key one for you. Obviously here we organize viewings and all of that. Parallel to that, you know, we've got the value part, you know, which is about running due diligence, the comparables, you know, the stack and any reports you need to do anything, you know. So a good one for your records and you can run this automatically. And that will be a resource for your future refurb costs, a refurb for any other viewing notes that you feed back into it, is to turn every viewing you've done into a report. So you connect to your brain basically by voice, by text. And I recommend part of this is you record a little voice note into your brain when you are at the viewing or driving on the way back. Takes just 2 minutes or reading your notes or whatever. Or you can even record the whole viewing if you want and speak out loud, ask questions, et cetera. And then this leads into a report that you can refer to later, has got everything in one place and you're just generating a lot more organized. And this is the next assets, the next bit of context you need when you're going to go and offer, because you're going to refer back to the stuff you said on there when you're going to go and create a schedule of work, when you're going to go and ask for reductions or whatever because of condition. So it's really key. And remember, you have nothing to do there other than sending the notes of your viewings. That's it. Obviously we're going to set this up together if you choose to, but that's really the idea. Build the comparable. So again, this is really a good one if you want to go sell this deal, if you want to go and if you want to go and justify your low offer. So all of these skills exist as part of the brain. So it will go and create a PDF looking at the comparables there. You can tell it this is a comparable report for the buyers, therefore make it a bit on the low side. This is one for the lenders, maybe make it on the higher side or whatever. So you can go and create anything there. Part of due diligence, especially if you're buying an auction, is reading the legal packs. So there's really good, competent, good solutions that does just that. Part of the brain, we created a really good skill. We've reviewed basically 500 legal packs and then found all the different things that are relevant, important. And this command is one of the most popular of the brain because you could just go and run it and give it the legal pack, run it, and it gives you all the red flags, all the hidden things. everywhere. Building schedule of work. So again, part of your refurb— part of, sorry, of your offer is going to justify a refurb cost. So you have the comparable, say, hey, the street value is like that, but to bring it to that level, I need to spend that much money. And to know how much you have to spend, you have to have a viewing report to tell it basically the condition there. So do you see how this all ties in together? And the schedule of work is really something AI can do because it's always the same. You've got first fix, second fix, plumbing, electric, plastering. So the activities are the same. So long as you describe what's in there, you'll have the activity there. You can then ask it if you want to price it, to do an estimate. And what's really interesting is because estimates are only good as actual ones, so it's never really perfect, these AI things. But as you do more of these, And you get more and more quotes. Every quote you get from builders builds into your own database of estimates. So you get the actual source of truth. It's what I said, you are in the business of building momentum. The more you do, the more comes to you. The easier it's going to get easier and easier because you're going to have more and more of the right context and you own it, not share with anyone else. So scheduler works great to list all the activities anyway. So you can use it to go for pricing. Initially, your AI is interesting to give you an estimate. I use it myself, but I have some good experience, so I kind of adjust it a little bit, but I'm happy with that. And then I put all my actual quotes from builders in it. The problem is you've got some in different areas, so it's not always relevant, so I have to tell it, but that's no problem. And then you can build on top of that.

Okay.

And obviously we stack our deals, right? So what's going to be the Because we know from the, um, the, uh, decide stage, you know, what makes a deal deal. We know our ROI criteria. You know, you don't want to be figuring out after, after I've been doing a viewing, uh, well, what am I supposed to offer? What, you know, is that a good deal? Like, you're going to look like a twat if you don't know what you are doing, and, uh, you're, you're never front of the pile, uh, when it comes to getting your offers accepted. So the importance of the decide stage is, is, is quite key. Okay, then we go on. We go on stack. We go on stack this deal. So based on your criteria, it's going to run the numbers for you to achieve your goal of twenty k money left in and an ROI of twenty percent or whatever it is. This is the offer you want to be you want to be working towards, you know. And then this builds back if I go to the next step. This then builds back into the next stage, which is a win. your next deal. And so that's basically turning all of these good leads into great deals. So if we start from the start, so there's multiple stages. So we see a lot of initiatives we have in the communities. We teach you negotiation. I'm working on something really, really interesting with some of our members who've negotiated millions of pounds worth of discounts on property to go and share their frameworks with you. But basically, the AI brain will mirror this knowledge. So there's scripts about preparing your first call when the phone rings or after the viewing or to organize a viewing. Then we go into preparing the negotiation call, right? So the negotiations are won at the preparation. You don't figure out on the fly what to say. You know your position. You're starting in the position. You know what you can and cannot do. And you know also all the bullets you have because your AI has got your context of all of this motivation, vendor profiling, the refurb cost built on the viewing things. Everything is linked together back into the preparation of what do you actually say to the vendor. Then I call this build a trade list. I might rename this. It's not really— I think people get confused because they think of a trade as tradespeople, but it's more like The things you can trade. So the negotiation is not just about price, you know. So things beside price, like completion dates, maybe fixtures, maybe you are clearing the property, they don't, what stays. And sometimes people are just happier having things staying. And it's the— so you could offer subject to the property be empty, you know. If it's a mess, you offer. So they're like, oh yeah, it can be asked. Okay, all right, okay. So, you know, £2,000 less, £7,000 less, whatever, for clearing the property. So all of these things are bullets you have and you come ready in the negotiation. And because this trade list, you kind of always have a generic one that works everywhere, but you'll have a specific one that follows a specific one for each property based on the circumstance, based on the context we talk about. And ultimately at the end, you want your AI to make the offer, draft the offer, essentially drafted in the email. You just have to press send to go and do it. And then an easy thing you can do is a follow-up function, a follow-up command in the AI brain where you can say, and you can make it yours, you adapt it. But basically you look at every offer that's been sent by email because your AI tool is connected to your emails. And then you go Okay, great. Just scour for every offer thread. And if there is no updates every Tuesday between 2 and 4 PM, send a follow-up email saying that you are still here and happy to have a conversation about them or whatever. And then all of this just runs in the background. So that's a cool thing. And finally, so this is when you go and run your portfolio. So a lot of this, you know, is to systemize the acquisition and scaling fast of the portfolio, because I believe we live in the actual best time to be investing in property in decades, you know, right now. Uh, I believe, uh, there's an incredible window of opportunity to fill our boots, but I also believe that it's going to be a short-lived window, and the world is changing very fast where AI is taking over. A lot of things are changing in our society. And the level of conversation of our politics is just not at the level of those challenges we will have. So I don't believe in the permanency of us having jobs in the way we used to, in the main, right? The majority of us will— our jobs will not exist in the next sort of 5 years. And never mind jobs for our kids, like no way. So my reason why of doing all of these things is so that my daughter never have to work if she doesn't need to, or she can work in some places where, you know, it doesn't have to be economically driven, or, or the lifestyle has to take a, take a hit, right? So this is really why this takes a big part. And then ultimately, uh, wealth grows and compounds when you manage your portfolio, uh, really well, you know. So the few aspects here— so one of us is raising the money, so it is a skill you, uh, you, uh, you have whatever you do. So that's more you owning your business, you know, you find the deals, you make— find the money for the deal. It's an incredible industry where, you know, you can have 95% finance on some crazy stuff at the moment, you know. Uh, and so this really is money for property, you know. And so it's really, really, uh, it's the only, only place where you have this like that, because any other business, it's not about raising money, it's about making sales, you know. So how do you sell more stuff, you know, to to make the money to invest in more stuff. And so that's quite normal there. So there is different layers of lending, from the mortgages, the bridging, the mezzanine finance, the development finance, et cetera, all the way to all the things you can access privately, people in your network or high net worth individuals who can basically be a JV partner, all of this. And these are ongoing unweathering identity about you. You know, like if you go into property thinking, um, I don't want to ever raise money, you have to, you have to have made your money somewhere else, you know, or you have to have a vehicle, uh, you know, like a sales trading business somewhere that gives the money, you know. Otherwise, you know, this is the, the blood, you know, the, the blood of this industry is the, the capital you can put it, you know. So you really, uh, so here it goes into a More details, right? You know, investor pack, JV packs. You can literally generate JV packs, investor packs, raise money through all of this, sourcing packs, etc. Fill the form. So, and that's not a great name for this, you know, but basically there's no industry which is as admin heavy as property, you know. So instructors, solicitors, money on account, you need to call them to confirm that the account is the right one. You get an email with like 15 different attachments, you know, you need to read all of them, fill forms, sign things and return them. It's all by email. And luckily it's all by email. Email, which is your AI can do all of that. So conveyancing, instructing solicitors for sale or purchase, if you do creative strategies, even worse, all things to do with, what's the name, the head of terms generation, management, signing the forms. You can run all of this through the connection to your Gmail account. So it's quite a lot there. And obviously refinance is super heavy. Like any threads I have about a refinance in my Gmail is like 80 emails back and forth. You know, like, you cannot do that. You cannot scale to doing a deal a year, you know, 10 deals a year. Some people do a deal a week. Like the ones who do a deal a week, they have a system, right? They have something that runs all of this admin. This is the frustration of this industry, but you can get rid of all of it. With the right AI. So yeah, manage your financing we talked about. Then there's all aspects of managing your tenants. So today you can create in a couple of hours all the letting systems you want natively inside your AI brain for all the onboarding, everything, all the compliance, everything you need. Because there's nothing as commoditized has the knowledge around tenancy. It's like mass markets, renters reform rights, all of these things. And then a lot of the finding tenants, finding properties, there's quite a lot that can be automated. Obviously with that, it doesn't replace the human touch, especially if you're going to go fill HMOs, you want people to get on with each other. The way people do one thing is the way you do everything. So you can have an AI bot that's scans through, you know, they apply, literally apply for a place, right? So you can have them qualify themselves through, do they collaborate with the interview process or not? You know, you can do anything that you want to make it yours. And that's really interesting for those of you who have scaled. I know you're like, bloody hell, I've got 40 units now. So my, you know, my letting agent role is now costing me the equivalent of having 5 units. So there's a whole house in my portfolio that just pays for the management of the rest. So then it becomes value for money to go and create stuff like that. I know there are established landlords who are self-managing. This is going to be great for them because you can upgrade, et cetera, et cetera. And really, really, this allows you to be the human at the center of this, be even more human in your relationship with your customer, your tenants. And because you don't have to be bogged down in the admin of doing all of that. And then there's all the aspect of managing the portfolio as well. So obviously the certificates running out, insurance renewals, you can save so much money on stuff like that, right?

Yeah.

Or there'll be like some insurance renewal email that you've missed from 4 months ago. Now you are like on their shit deals. And it will pick up on all of these things to optimize what you pay for basically on every refinance, insurance renewals, make sure your portfolio is always compliant with always the checks and whatever needs to be done is all, uh, is all there. Okay, so that's, um, that's kind of the, uh, the little presentation of that, you know, like, so everything you need to decide, find value, win, and own your portfolio. Own, I could say scale, you know, but I don't want to scare off, you know, some of the, uh, the operators, you know, if you like, uh, that are in there. So let me know if you have any sort of questions on that. Let's stop sharing. Right, any questions? I should have prompted you to, Claudette, if you want to type a question or come up, you know, I'm happy to do either, you know, that's fine.

Can I talk?

Yeah, yeah, that's cool.

Yeah. Right, just 2 questions actually. One, what is your strategy just out of Do you rent out to individuals?

So I've got a portfolio of single lets and HMOs, and one HMO I have is I've turned into an SA, so like a large 8-bed, and that's it. And then in terms of going forward, because I don't need the cash flow, You know, if you if you tune into the deal maker blueprints, we talk about the cash flow profit assets. You know, this pyramid. You know, we I'm flipping properties. You know, I don't want. So that's the the new stuff I'm I'm buying in the northeast. I'm flipping into you know like family lets. You know, stuff like that. I've I am not one to personally jump on. exotic stuff, you know. I'd like to understand what works and be in the area where things work. And I want to do stuff with the least amount of effort so that when it's done, it's done, you know. So I quite like my flips now because it's, you know, the refurb is good, you know, there's nothing really complicated about it, you know. So it's going to be the right area where it works, you know.

Okay. Yeah, yeah. Okay. I was just— because I'm I'm new, so I'm looking to do the lease-to-lease. I just want to be hopeful about it.

Yeah, so that's really interesting. So you always want to be looking at what's the best strategy working right now and understand that every strategy has got a shelf life. So what was called rent-to-rent for HMOs stopped working in 2018, '19. You know, for a lot of reasons, but people are still selling courses on it, which just bothers me, right? And then there was the rent-to-essay that I think peaked in 2023, sort of a couple of years ago. It's just a couple of years ago. And I've seen more of the big operators giving back units. So they've moved their rent-to-rent into management. The business is not rent-to-rent. The business is managing properties. So the ones who are really good at having the systems to manage properties and the ones who are leveraging AI are doing even better. They then managed to survive this rent-to-rent wave, collapse wave, if you like, because they could offer management to landlords. And landlords are really clued up. The arbitrage you could have and say, can I give you a guaranteed rent and don't worry about anything 5 years ago? And then they never heard what Airbnb was. Now there's an Airbnb manager in every street corner, right? So what's the next thing? And I believe that there's a massive market with things to do with social housing, things to do with supported living. It's not an industry like the care side. I don't have an expertise in it. So me, I used to build bridges and build refurbs is my thing. So if you remember the layers I said at the start of the call, you want to focus focus on what's, what's, um, on what you are good at. And for me, it was very clear that, uh, okay, I can deal with trades and stuff, I can do schedule work. So, uh, and that's one layer of that. Okay, what money do I have? Where do my strategy works? And all of this is, you know, that training. And so, and so for me, this is a strategy that is work— that is definitely working right now. It's one I will be growing. So for different reasons, one is we are going to live in a society where the jobs are going to disappear and people are going to be on some form of basic, uh, universal basic income, or, you know, whatever benefits we have today, which is going to continue, and more and more people are going to be on it, you know. Well, they are taxing, taxing all the rich out of the country. That's another, you know, debate, right? But they— what will happen then is, because there are— there is not enough wealth creation in the country to sustain the support we have to— we'll have to give to the majority of the society within a few years, there'll be just crazy, crazy inflation. So, so there's 2 opportunities there. One is really understanding this sector as a growing sector, and a rent-to-rent management model is an incredible skill to have, uh, and to build a business around that and an expertise around that, because there'll be so much need for that. And rent-to-rents I would only touch rent-to-rent if I'll have an opportunity to turn this conversation into like a lease option later, you know. So, so the only reason I do rent-to-rent on a portfolio is because there's a hint that they would like to sell at some point. And if I'm a foot in the door, I, I can be the first one to go and buy those 12 properties later in. Um, that's the really the main, the main reason why. And in— and the reason why I'm telling you this is because in the context of this world rapidly changing where no one's gonna have jobs, right? Um, then there's going to be hyperinflation. So which means that whoever owns property is going to get super wealthy, and then whoever don't, you know, will really forever struggle to buy their first and next one. If today you don't have a plan to buy 1, 2 properties in the next 2 years, it's going to be really, really, really hard to buy more in the following 5 years and virtually impossible after There's a real urgency to be going out and buying deals to be on the right side of this, you know, like assets price soar thing there. And I think the society will be as simple as, do you own property? No. You've got this universal basic income, which is like going to be just enough to, you know, to survive. Do you own property? Yes. Okay. You've got the ticket to the— you've got the ticket to the Elysium, you know, where you get access to finance to buy more, et cetera. And it's going to be a world of the the medium fish eating the small fishes and the big fish eating the medium fish, you know. And you just want to make sure you are somewhere on a trajectory that's pulling you upwards rather than downwards, you know. Because if you've seen anything happening to our society in the last 10 years, like, really, like, we're not better off right now than we were 10 years ago, and it's accelerating in the wrong way. So it's just, you know. A bit further to your question around lease-to-lease.

No, I appreciate that. We're trying to sell ours to invest. Is that a stupid move then?

To invest in rent-to-rent type stuff?

No, lease-to-lease. So we want to get—

Is it a residential home or a second home? Residential.

Residential.

Yeah, so me, I would probably, I'd rather, I'd probably do a, probably refinance the house to raise some seed capital for my business than sell the house. And I'd rather raise some seed capital from somewhere else than refinance the house to start the business. Yeah, that's my honest answer. And I would say, It's not bad to sell. I'm selling properties right now as well, right? But I'm selling a Resi one, buying another Resi one as well. But it's not, you know, it's not bad to sell properties. I'm just saying, like, yeah, probably there's other ways to finance capital to a business. And usually you can start management companies with like 10 grand, you know, something like that. You know, it's plenty to sort most things, you know. So I'll question where Why do you need to sell a house to have seed capital for to do a business that doesn't need to spend any money to start? You know, um, we want—

we don't want no mortgage. We want to, because we're getting on. I'm nearly 60, so I want no mortgage.

Yeah, you know, like, uh, you know, I don't know. I'm coming— I'll just challenge, why do you need to sell a bigger— you know, why do you need a big amount to start a business? Yeah, we tell everybody you— Yeah, so unless you've got some life choices and you want to relocate somewhere, you know, uh, me, I wouldn't, uh, I wouldn't, uh, get rid of the, uh, I don't know if it's the only asset, you know, but, uh, like, you're probably better off owning property in the next 5 years than, you know, yeah, than not, you know. And, um, just challenge the seed money you need the seed capital you need. Uh, in my view, it's not, uh, it's not justified, you know, because you can structure things where you can get finance for furniture, you can get finance for all sorts, where you can do things with not necessarily, um, not necessarily, uh, much, you know. And, you know, like with 10 grand, you can start at least back-to-back leasing, you know, uh, this model, you know. I, I can't see why not. And then you, and then you get your money out of it within 6 months, you know. So invest the cash flow fueling the next one. And then worst case, I would say go to someone who's got 10, 20 grand and say, hey, do you want to be a shareholder of that company? And you can look at things like, if you can even look at things, see if you qualify for like something like a CDIS, you know, where people get a lot of their money back, you know, written off with tax. So for example, we did that for Propertyfilter. We raised I think $250,000 from people who had basically half of the money they gave us, they got back from tax on day one. And the other half they'll get back if I fold the company. So there's literally no risk to them. So, and then there is only upside. So look at these things. Me, I wouldn't sell the house to— I did not sell the house to start PropertyFilter, you know. No, no, no. So yeah.

It's not just for that. It's not just— it's just we want to live. We just keep paying bills and struggling and debt. Yeah. Yeah.

Okay. So yeah, yeah. So you need to— you need the clarity. So these conversations, you know, obviously I'm going a bit outside what we are— the scope of today, right? But you see, like, you need to— as you said, you need help to have clarity around it. Okay. Thank you.

Thanks.

Uh, let me jump now To the next question. John, talking about filling forms, can you direct your AI to external website, fill forms? Yeah. So your Cloud Desktop will have a Chrome extension browser. You can go and do that. Me, I've mainly used it for filling forms, like solicitor forms, mortgage broker forms, And it's just a faff, you know, it's always the same. And you look back, oh, when did you know when you have to redo your portfolio, you know, the schedule of your portfolio with all the refinances, etc., all, uh, all in there, you know. Okay, so absolutely you can do that. Uh, in regards to legal pack, can you entirely rely on AI and not engage a solicitor? So, uh, I can't in my own conscience tell you, uh, yeah, yeah, it's okay, it's all fine. Obviously not. So, you know, the reason you do this is to do volume, you know. So it's the volume. And then if there is— because it's, it's just prohibitive. You cannot, you cannot have a solicitor to run through half of a legal pack of, you know, of every auction in the world, you know. So, um, the idea is to identify through the workflow I explained there the stuff that match your criteria that would be a deal for you. And on the ones that are worth it, you know, run them into your workflow. Well, I'm going to need to, uh, Running out of battery here, so let's see if I put the light down. So yeah, running the workflow and then just get the legal packs out for the majority of properties you're looking at. And obviously the ones that are not relevant, you don't do. And the ones that are really relevant, then they are worth having more of a conversation. And like all things, you start to do the long and you have to do the unscalable before you do the scalable. So I would say, you know, learn, you know, like you win or you learn. So, um, if you've never done auctions before, like obviously you want to have the legal pack reviewed properly, you know, uh, that on the stuff you're gonna bid on, or I've got quite a good chance of winning. And then you get more confident, you're going to get the guys, you know, recent carries who came a couple of weeks back on the Deal Finder Corner, who are doing 150 deals a year, and they never use such stuff for the deal pack because they know how to read the deal pack, you know. So that's really the idea there. So use it to, you know, for the weeding, for the volume, to surface the wood from the tree, and then obviously be reasonable, you know. Like, I'm not taking no responsibility for you using your AI to tell you whatever, it's your problem. Okay, James. And any other questions in the chat? Otherwise I'll close the chat after James. What safety feature can be built if you are using AI to complete forms for you? Can this also be extended to pay system? So I've not plugged the paid invoice thing yet, but I know people who have. And because it's quite a— so you have to solve your problem one by one and also build confidence as you go, you know. So all the safety system and stuff. So in your brain, what's good is all your own contracts got its own instructions, you know. So if you use Claude or another system, there's an agent.md file or a claude.md file, it's one or the other depending on the solution. And then in there you can really constrain it to do lots of stuff. And your AI interface, so like Claude Desktop, There's a lot of granularity in what you can do in terms of read only the emails, read and archive. Maybe you can just read archive drafts. There's like 12 different things you didn't know you could do with the emails. And there's a lot of granularity you can toggle and allow it to do stuff like that.

Okay.

And so that's really around that. And I would say for us, for example, bookkeeping. We have an AI that does reconciliation, but we don't have yet the AI that does paying the invoices. So it's a matter of time and also mindset and confidence. So people think, oh, I don't want access to my emails. Some people have got— they get access to their company accounts. So I got access to my company accounts. It does all the management accounts, my board packs. It does all this stuff. But that's really the idea. So you build up from the easy stuff, you get confident with it, and you go again. The same way when we started to buy stuff off the internet 30 years ago, at the start, it was a bit— we didn't do it too much. And now I pay everything from my watch or my phone. I don't even carry cards anymore. So you just build up on that. Okay, so thank you for today and also invite you. Remember, next week we have the AI bootcamp, 2nd or 3rd of September. So I'm going to go really, really deep on all these subjects. So this is just on the way back from the bank holiday weekend. And the theme is back to school. We are back. There's 3 months to the end of the year. It's the best time to be doing deals right now. Every conversation we've had in August, now it's time to convert them, but we're going to very soon be able to say we do a deal by Christmas, we're going to be agreeing by Christmas, and you will do more deals in the next 3 months than you did in the last 3 years, like this year or this year. And again, the only way you can get to your property goals, your income goals, your freedom goals, your freedom of choice goals, freedom of spending the time with the loved ones, freedom of not having to work anymore, freedom of being on holiday whenever you want, whoever you want, is not going to come from learning a new strategy. But from doing more of the right stuff. And the only way you can do more of the right stuff is being in a community where you are tapped into the right stuff and having the AI that 10x, 100x basically your ability to do all the things you know you need to do, but you would never have the bandwidth to do. And I guarantee there are people who are getting more results in property than on an hour a day. while they are still working full-time, than teams of 10 people in property having coffee at the office, right? So thank you very much for today. I look forward to seeing you tomorrow. Mind-blowing. Thank you. Yeah. Okay. Thank you guys. Thank you for the cool feedback. And yeah, golden nuggets as always. Thank you. All right. Love it. Have a great day and I shall see you next week. And please share the love, whatever WhatsApp groups you are part of, your Facebook groups on Facebook as well. Go and share the invite to the AI bootcamp because this is really going to— people are going to appreciate you for being the introducer of something that's going to transform their life. So thank you and speak with you very soon.

Bye-bye.