Nottingham October 2026 Meeting 

ALSO...Creative Finance - 100% Vendor Finance - 15 Person HMO Conversion - Thomas Reed & Janice James 

Previously a 4 storey 1950s seaside B&B which is when Thomas and Janice became involved. It was a non-paying dilapidated 8 Person ‘Suis Generis’ property in an Article 4 restricted area. The property was secured Direct-To-Vendor from a 'Tired Landlord'.  They structured a 100% Vendor Finance deal (£187k) with 11-months interest free period. 

The property had a back-to-brick reconfiguration and refurbishment converting it into 9 x Rental Units; 8 x HMO Rooms and 1 x self-contained flat; achieving a new 15 Person Occupancy and increasing rental income by 175%. Thomas and Janice have multiple exit strategies. Retaining the property for cashflow the ROI is 39% Year 1 if they remain on Vendor Finance. Alternatively, on refinance at a commercial valuation, it is an all-money out plus £43k cashback deal.

Key learnings from their presentation:

• What is Direct-To-Vendor?
• What is Vendor Finance? How to structure the deal, questions to ask the vendor to ensure it is an ethical transaction.
• Project Management for an HMO conversion - who signs off what? Stakeholder management and engagement to ensure a smooth project lifecycle.