“Is this a good deal?”Send the numbers. €90.
The DM arrives with a Rightmove link, a screenshot of a mortgage quote and “thoughts?”. You open the listing, run the yield, spot the service charge nobody mentioned, and type it all up for free. This is the same twenty minutes as a form: address, purchase price, rent, financing, one question, a written verdict within three days or the money goes back. Around it sit the free calculator that fills your CRM, the strategy call, a community that analyses one deal a week, and a monthly market letter. Deal education, not investment advice.
Free to start. You keep 80%. Unanswered reviews refund themselves at the deadline.
Refunded automatically if there's no verdict by Friday 12:00 · educational review, not advice
The form they fill in
instead of the screenshot.
Three fields: the listing, the numbers, the strategy and one question. The free calculator in your bio asks for the same figures and drops the contact into your CRM; the paid review is the same form with a price and a deadline. A €150 priority tier catches the “offers close Monday” cases. Cap it at ten a week so the deadline never bites, and the form closes itself when the spots are gone.
Start from a blank formA verdict on the numbers.
Not a recommendation.
Gross and net yield as you calculate them, the three things the listing hides, what a stress test at a higher rate does to the cash flow, and the questions to put to the solicitor and the lender. You explain how the numbers work; the buyer decides. Type it or paste a five-minute Loom. The inbox sorts by nearest deadline and nudges you at half-time.
Educational review · buyer notified · €72 to your balance · 20 Sep
Five products,
switched on in this order.
Every buyer in this niche has a concrete artefact and a date: a deal and an offer deadline. That is why the paid form with a refund at the deadline fits better here than in almost any other niche. The rest of the stack is built around it.
- 1Day one · Leads & CRM
Deal calculator / send me your deal free
A short lead form in your bio: purchase price, rent, financing, strategy. The yield comes back instantly, the contact lands in your CRM tagged by strategy (BTL, short-let, house-hack) and area. No Stripe needed to publish it.
- 2Day one · Forms & Requests
Deal review, verdict in 3 days €90 · 3 days
The paid version of the DM above. Address, numbers, one question; written verdict within three days or an automatic refund. Priority €150 in 24 hours. Cap at ten a week.
- 3Week two · Bookings
Strategy call €250 · 60 min
Intake before the call: portfolio so far, capital, target area, timeline, what they want to understand. Google Meet link, reminders at 24 h and 1 h, your cancellation policy enforced. Education about how the strategies work, never a recommendation to buy a specific property.
- 4Week three · Community
One deal analysed per week €39 / month
Discord or Telegram. One member deal analysed live every week, a deal channel, a rate-my-negotiation-call thread. Yearly plan on, seven-day trial on, cap at 150 so the weekly analysis stays personal.
- 5Week six · Newsletter
Monthly market letter €12 / month
Rates, local data, one deal from the community written up in full, occupancy benchmarks for the short-let readers. The agent drafts from your notes and the month's deal channel; you edit and send.
September — rates fell 0.25, Leeds LS6 yields didn't move, and the deal of the month
Two-year BTL fixes now 4.6–5.1% at 75% LTV. Two lenders loosened interest-cover from 145% to 125% for basic-rate taxpayers. What that changes in the calculator.
Asking rents in LS6 up 3% year on year; days-to-let down to 11. Short-let occupancy across UK regional cities 50–60% for the year, 74% in August.
The 3-bed terrace in Armley from the community: bought at £142k, rent £1,050, the refurb overran by £4k. Full numbers, what we said in the channel, and how it looks six months on.
The spreadsheet behind every review, updated with this month's rates and the interest-cover change. Download, plug in your own deal.
Two strategy calls left in October · €250 · applyform.app/c/tom-buys-flats/book/strategy
What the monthly letter
actually contains.
Rates and lending changes, local data for the areas you cover, one deal written up in full with real numbers, and the updated model. The deal and the model are the paid part; the market notes are free and get forwarded. That is the whole format, twelve times a year. Nothing in it tells anyone what to buy.
Assisted mode means the agent drafts the rates and data sections from public figures and the deal write-up from the community thread; you spend an hour on the verdict paragraph instead of an evening on the whole thing.
One deal a week
is the whole rhythm.
The property communities that keep members are the ones with a fixed weekly live moment and a visible artefact: the largest one on Skool runs eight live calls a week at $25 a month. You do not need eight. One deal, analysed live every week, plus a channel where members post theirs, is enough to give people a reason to stay past month three. ApplyForm grants and revokes the Discord role or Telegram access as people pay and cancel; you run the rhythm.
- MondayDeal channel opens
Members post a listing and their numbers. The most-voted deal is the one analysed on Thursday.
- ThursdayLive deal analysis, 45 min
One member's deal on screen, yield, stress test, what the listing hides. Recorded for the archive. The reason people renew.
- SaturdayRate-my-call thread
Members post a recording of a negotiation call with an agent or vendor; you or a peer reply with three notes.
- MonthlyMarket letter + guest
The newsletter goes out to members the same day; a broker, surveyor or solicitor answers questions once a month.
Numbers from
the market.
The largest deal-analysis community on Skool charges $25 a month or $149 a year; short-let communities sit at $59–99 with inner circles at $300–1,500.
1,342 members, five coaches, eight live sessions a week at $25. One live analysis a week is the minimum that retains; you do not need eight.
BiggerPockets Pro bundles unlimited deal calculators and templates. Your free calculator competes with that; your review is what it cannot do.
The highest average of any niche and a small median: a few high-ticket programmes, many small creators. A €90 review is where the many start.
Twelve-month programmes list at £1,997–11,997 and the sector carries complaints about opaque pricing and upsells. A priced review with a refund rule is the opposite signal.
About 74% in the summer peak, roughly £210 average nightly rate. The benchmark your monthly letter carries for short-let readers.
Market figures from published industry and platform data, September 2026, rounded. Your prices, volume and retention will differ.
“Am I giving
financial advice?”
You are explaining how to read a deal, not telling someone to buy it. The form says so, the verdict template says so, and the agent keeps that wording on every page. You show the yield calculation, the stress test and the questions to ask a solicitor and a lender; the buyer runs the decision. Nothing on your public page promises returns, passive income or a path to “financial freedom”, and there is no “no money down” strategy on offer. That is the difference between deal education and the property-guru sector, and it is also the difference between an approved and a suspended payment account.
Real-estate investment services are a restricted category and “no or low money down” schemes are prohibited outright. Deal education with no performance claims is a different offer. The agent flags copy that drifts towards guarantees, rent-to-rent or financial-freedom language before it is published.
The verdict is a written, dated review of the numbers as submitted, and it is on the page within three days. It says what the numbers show and what to check. It never says “buy”. Disputes on written deliverables of that kind are rare.
Cap the form at five or ten. The calculator does the arithmetic before you open the review; the reply is the three things the listing hides and the stress test. Most creators spend fifteen to twenty minutes per deal.
Stop reviewing deals
for a heart emoji.
Tell the agent your YouTube or Instagram handle. It reads your content, proposes the deal calculator, the review form and the weekly-deal community with prices from your niche, and sets them up when you create the account.