Property investment advise needed BTL



New Member

Looking for some help on investment in property. normally I’m pretty good at decision making but definitely hit a wall lately as I don’t want to make a big mistake !

To set the scene:-

I have a 450 k house with no mortgage

3 x buy to let’s all with a mortgage and 30% deposit all producing income and capital increased by about 20% and worth around 100-120 k each .

i have around 150k in Cash to invest / currently work and am 40 so have a good 15-20 before retirement !

my question is I’ve always liked property but don’t work in it for a main job I’d like to create a secondary income stream to either supplement my job for retirement or to replace it(property restoration) but what option is best from the below or any other suggestions ? I’m slightly concerned by new tax laws clamping down on small buy to let landlords in resi.

1. invest my cash in more buy to let’s - residential and just keep buying more till you get a satisfactory retirement income ( at least 3k per month)

2. move into small commercial properties as the tenant manages the property more and tends to stay for 3-5 years On a lease so slightly less management

3. move everything into property flipping buying Property around. 250k funded by cash and gradually selling my resi Btl properties . Any advice on restoration loans / mortgages ?

4. borrow money against my main property to buy new residential or commercial let’s , and the cash I have to generate income outstripping the new mortgage - lets say I borrow at least 250k against the original 450k

5. Get fed up trying to make the correct decision and have a mid life crisis and buy a sports car !!!

any help or ideas would be helpful even If you did something different in a similar situation


New Member
For what its worth if i was in your position I’d be inclined to use the 150k cash to buy house’s to refurb, let them out & refinance (hopefuly get all or certainly most of your money back out) & move on to the next one. Wouldn’t take you long to build up the £3k monthly passive income. Option 5 sounds good also


Hi @AndyP

You are in a fairly strong position with equity, cash, properties, etc. A few pointers:-

- If you are looking at BTL as your future and expanding your portfolio, have you considered using a limited company for tax benefits?

- I would look to expand you BTL investments which will increase your rental income.

- It would be sensible to release some equity from your current house, and use this together with additional available cash to really push ahead with your portfolio. I always say dont be afraid of debt, respect it , yes, but use all of your existing assets without over stretching your finances. Especially with interest rates so low.

- Commercial property - this would depend on what type of property. For example the high street is dead.

- There is probably enough scope to both increase your BTL portfolio and introduce an element of flipping within your current finances (releasing equity from your home).


New Member
Thanks for both of those I threw commercial in there because I was potentially thinking of a less hands on approach compared to my experience in residential but do you think that is the case ?
if I targeted street favourites beauty salons and a3 food joints rather than office or retail ?

my only other option would be to upgrade our residence and move into the 600-800k property area do it up and hope it’s worth circa 800-1mil in 5-10 yrs meaning we could downsize with a good pot behind us .
any further thoughts

I feel like I’m in the very confusing middle ground we’re certainly not wealthy but we have assets to leverage and its hard to make a choice when you don’t have millions to compensate for poor choices !


Have you looked at the mentorship program operated by the forum owner? Might be worth a try as the initial chat is free to see if there is scope to help:-