Kent July 2026 Meeting 

This Deal looked profitable…until it wasn’t: What Every Property Investor misses - Melissa Lewis

Melissa will share her journey from buying her first property in Essex to building a portfolio and working closely with Investors across a range of deals including Flips, BTLs, HMOs and Development opportunities. Along the way, she began to notice a common pattern - many property deals that looked profitable on paper didn’t always perform as expected in reality.

In this 25-minute talk, Melissa will break down how her thinking has evolved over time, moving beyond simple headline numbers to a more structured and risk-aware way of assessing Property deals. Using real case studies, including a high-performing HMO and a Buy-to-Let that looked strong on paper, she will walk through what actually happens beneath the surface of a deal and where investors can go wrong.

During Melissa’s presentation you will learn:

• Why ‘good deals on paper’ can still fail in reality
• The hidden risks most investors overlook when analysing deals
• How to assess cashflow, effort, risk and exit more effectively
• The difference between a deal that works and one that simply looks good
• A practical framework you can use to stress-test your own deals

By the end of the talk, you will have a clearer understanding of how to approach Property deals with greater confidence, avoid costly mistakes, and make more informed investment decisions.