Right now, one of the biggest untapped opportunities in property investment is working with retiring landlords. These individuals are often looking to exit the market, and in some cases, you can acquire properties—or even entire portfolios—using little of your own money. Just one deal could potentially replace your entire income.

I’m Simon Zutshi, a property investor for over 30 years and a mentor for 22. I can honestly say that in 2025, the volume of landlords leaving the market is at an all-time high. With fewer buyers and more motivated sellers, now is the time to act.

Many landlords have under-rented their properties for years, often to keep good tenants and avoid hassle. That means the rental income is below market value and the properties might need light refurbishments. By improving them and adjusting rents, you can turn these same properties into strong cash-flowing assets.

Additionally, many of these landlords still hold property in their own name and are being hit hard by Section 24 tax changes. This creates an opportunity for investors purchasing through a company structure to generate better returns from the same property.

Retiring landlords rarely own just one property. If you build trust and offer them a stress-free exit, you might walk away with several properties in one deal. That could be enough to transform your financial position.

You’ll need to spend time analysing each property, but the upside is huge. These landlords often don’t need the money urgently, which makes creative finance strategies like purchase lease options or vendor finance possible. These techniques let you control or buy a property over time, sometimes with little or no upfront capital.

Most landlords prefer to sell off-market to avoid estate agency fees and the hassle of listing multiple properties. That gives you a head start if you know where to look.

Start by building relationships with local letting agents. If their landlords decide to sell, they’ll likely hear about it first. Offer agents a referral fee and assure them you’ll continue using their management services, which keeps their income intact.

Another powerful strategy is sending letters to HMO landlords via your local council’s register. Some landlords may be tired, retiring, or overwhelmed. A well-written letter can spark a conversation before they consider going to market.

Finally, attend property networking events. At events like the ones hosted by Property Investors Network (PIN), experienced landlords often attend specifically to meet potential buyers. When you show up consistently and tell people what you’re looking for, deals find their way to you.

Once you meet a landlord, focus on understanding why they’re selling and what they want to achieve. Often, they’ve built a portfolio hoping to pass it on, but their children aren’t interested. They just want a clean break and may not need the proceeds immediately.

This opens the door for vendor finance or lease options—creative ways to structure deals that benefit both sides. You don’t need to take on every property in a portfolio either. Choose the ones that fit your strategy and pass others to investors in your network. Be transparent about how you operate and offer to be a single point of contact for a hassle-free exit.

Just be aware: if you’re packaging and selling deals to others, you need to be a compliant deal sourcer. If you’re buying for yourself or partnering, you’re good to go with fewer regulatory requirements.

Portfolio deals take time and can sometimes fall through. That’s why you should always maintain a steady pipeline of deals. Keep viewing, negotiating, and progressing multiple opportunities so that your momentum doesn’t depend on a single outcome.

A consistent flow of deals will make you a more resilient and successful investor.

The current market is in your favour. Many landlords are selling, while others are waiting on the sidelines. Now is the time to move. Check out www.pinmeeting.co.uk to find a local Property Investors Network meeting near you.

If you’ve never attended before, use the voucher code YouTube when booking—your first event will be completely free. It’s a great way to connect with other investors, meet potential sellers, and build your network.

Working with retiring landlords is one of the smartest strategies in today’s market. With the right approach, you can create win-win deals and secure long-term wealth with less competition.