The HMO Property Co

31/08/2026

Buy. Wait. Refinance. Repeat.

For twenty years that was the whole plan. It worked well enough that most of us never had to think about it very hard.

It needs one thing, though. Prices going up.

Take that away and the sequence stops dead. There's no gain to refinance against, so there's no next one — and you end up sitting on equity you can't move, waiting for a signal that hasn't come.

If that's roughly where you are, you're not doing it wrong. You're running a strategy that assumes the market does the work for you, in a market that currently isn't.

So the question worth an hour of your Wednesday is this one:

What still moves a valuation when prices won't?

There's an answer. It's arithmetic rather than optimism, it doesn't need the market's permission, and I'll put the whole thing on screen — then take questions for as long as they keep coming.

Wednesday 2 September, 5pm AWST / 7pm AEST. Sixty minutes, free.
https://thehmopropertyco.com/let-them-sell

General information only. Not financial advice. Seek licensed advice.

25/08/2026

We have never opened this one up before.

The live deal review call has always been for Academy members. This Wednesday, anyone can jump in.

2:00pm AWST, Wednesday 26 August.

Bring a property you are actually looking at. Address, price, number of rooms. We will run the numbers on it live and tell you straight whether it stacks up.

And if you would rather just ask questions, Neil is open on all of it:

Co-living
Rent to rent
Finding money partners
Running feasibilities
New builds
Subdivisions in WA

No pitch. No slide deck. Just an hour of deal talk with someone who has done it 400+ times in this market.

Put it in your diary and jump on: https://coliving-cashflow-academy.circle.so/c/cashflow-academy-live/cashflow-academy-live-call-289b39

25/07/2026

How many deals have you let go waiting for the perfect one?

The perfect feasibility. The perfect ROI. The risk free investment.

Here's the thing. If you don't risk anything, you risk everything.

Money sitting in the bank is getting eaten by inflation every single year while you wait for a deal that doesn't exist.

The cost of inaction is more expensive than doing something wrong. Because when you do something wrong, you learn how to do it right next time.

Episode 200 is live. DM ACADEMY for details on the Coliving Cashflow Academy.

15/07/2026

Rental listings in Perth have sat between 2,000 and 2,300 for three to four years.

Record lows. Every single week.

We are knee deep in a housing shortage, an affordability crisis and a rental shortage all at once.

So people are doing the obvious thing. They are looking at their single biggest recurring expense and asking how to cut it.

That is why the rooming house is no longer a fringe idea. Ten years ago Neil was on a soapbox and almost nobody listened. Now the phone doesn't stop and the inbox is full.

26.6% of all housing in Australia is a single person household. At the same time we have a loneliness epidemic. Big houses, empty rooms, disconnected people.

HMOs solve the money problem and the connection problem in the same building.

Full breakdown in Episode 199.

DM for details.

26/06/2026

The Cashflow Academy just got bigger.

With the budget changes turning the property market on its head, I've been getting more questions than ever about how to actually navigate this as an investor.

So here's what's inside the Academy right now. 12 modules covering everything from what co-living actually is, structuring yourself correctly, rent-to-rent and no money down deals, joint ventures, finding and converting established properties into HMOs, and self-managing your own portfolio if that's what you want to do.

And because of the budget changes, I'm recording a brand new module on subdivisions, new build construction and renovating standard properties. So you can build your equity base and transition into HMO when you're ready.

Right now it's $3,995 for June only. In July it goes to $4,995 when the new modules drop. In August it goes to $5,995 and I'll be going live fortnightly inside the community to work through your deals with you personally.

If you've got a deal you're stuck on, whether it's a subdivision, a conversion, a new build or you're trying to raise capital, bring it and we'll work through it together.

DM me for details.

25/06/2026

After a decade investing in real estate, I have noticed that every time the government changes the rules, investors freeze.

They sit on the fence.

They wait.

They overthink it.

And that’s exactly why right now is the best time to be in property.

Why I hear you ask??

reiwa.com just confirmed that housing affordability in WA is at its worst level in 30 years.

More people are being pushed out of ownership and into the rental market.

At the same time, the government removes incentives and thousands of investors decide it’s all too hard and walk away.

Less supply + More demand = Rising rents.

To add fuel to the fire, according to the Australian Bureau of Statistics, 60% to 70% of renters are singles or couples.

Yet 70% of Australia’s housing stock is 3 or 4 bed houses!

What does that mean?

Singles or couples are renting 3 and 4 bedroom homes because the market gives them no other choice.

And the families who actually need those homes, and actually need the extra bedrooms for their kids, can’t get into them.

The rental market is completely upside down.

HMOs and rooming houses fix that, not totally but they offer diversity to the market and investors get rewarded for it with cashflow!

Purpose-built houses that rent by the room and give people rooms who want quality, affordable housing without paying for bedrooms they don’t need.

They also take singles and couples out of the family home market.

Which frees up stock for the families who actually need it.

One property. Six to nine tenants housed properly.

No negative gearing required. No relying on the taxman to make your numbers work.

Strong cashflow from day one.

Win for the investor.

Win for the tenant.

Win for the families who finally get access to the homes they need.

The herd is frozen……

Rents are rising……

Demand is screaming……

Warren Buffett says, observe the masses, and do the opposite!

And while everyone else is paralysed waiting to see what the government does next, a small group of investors are quietly solving the housing crisis and building serious wealth doing it.

The opportunity doesn’t care about your confidence.

It only rewards the ones who act.

If you sit on the fence, you get splinters in your bum

Search properties for sale, properties for rent, browse suburb profiles, research the market, find an agent & more with our WA focused property portal.

21/06/2026

You don't need the Mac Mansion to start.⁠
⁠
Jamie's first home was a 3-bed, 1-bath in a suburb that wasn't exactly desirable. It wasn't glamorous. But it got him on the ladder, and that's what mattered.⁠
⁠
Every investor wants the dream home and the dream portfolio. But the ones who actually get there are the ones who start with what's achievable, not what's aspirational.⁠
⁠
Smaller block. Smaller budget. Bigger picture.⁠
⁠
Build the equity first. The Mac Mansion can wait.⁠
⁠
🎙️ Full episode out now: The HMO Property Show⁠
⁠

10/05/2026

Negative Gearing and CGT reform

What’s Actually Happening, And What It Means For HMO clients and investors

There’s a lot of noise circulating right now about negative gearing being “dead from 12 May.”

I’m not a fan of negative gearing but I want to cut through it with facts……

Here’s the reality as of today:

Nothing has been legislated. The federal budget drops Tuesday 13 May and that’s when we’ll know what’s actually been decided.

Anyone telling you it’s confirmed is guessing.

What Treasury is modelling:

Two proposals are on the table:
1. A cap on negative gearing at 2 investment properties per person
2. A reduction in the CGT discount from 50% down to 33%

And critically, this applies to individuals, trusts, and companies.

Don’t assume a trust structure gets you around it. The detail is still being worked through but the intent is clear.

What does the CGT change actually mean in dollars?

Let’s say you earn $150k a year. You bought a property for $500k and sell it for $850k, a $350k gain.

Under current rules with the 50% CGT discount, you’d pay roughly $82,000 in capital gains tax.

Under the proposed 33% discount, that becomes roughly $110,000.

That’s about $28,000 more tax on that one sale.

Is that the end of the world?

No. You factor it in as a cost of the deal when you’re selling, the same way you factor in agent fees and legal costs.

It doesn’t change whether property is a good investment.

It just changes one number in your exit modelling.

What about HMOs?

HMOs are built for cashflow, not tax deductions.

They’re designed to be positive from day one, so the negative gearing conversation largely doesn’t apply to this strategy.

What this policy shift actually does is push the broader investor market toward new build product at a time when new build HMOs are already the strongest option on the table.

Cashflow positive, strong depreciation, and well positioned regardless of what Canberra decides.

We’ve also recently reopened our buyer’s agency to help investors buy established properties and convert them into HMOs, which remains a solid strategy worth exploring, even though new build is in my opinion, a better option.

My take:

Sit tight until Wednesday.

Once the budget lands Tuesday night I’ll be jumping on a Facebook Live and recording a podcast episode so we can go through exactly what it means for cashflow positive property investors here in WA.

30/04/2026

5 property lessons I learned on a golf course. 🏌️

Real estate and golf have more in common than you think — and Neil proved it last week.

Swipe through for the lessons that could change the way you build your portfolio. 👉

🎙 Full episode of The HMO Property Show — link in bio.