Be extremely careful!! Hi all, I was considering investing in one of the Liverpool deals Rob Dix was aggresively up-selling but wanted to get some independent advice before going further. I'm fortunate to know an institutional property investor who works at a major asset manager with 21 years property investment experience. As a courtesy he made some calls to some surveyors and investors in the areas PropertyHub invest (Liverpool Baltic, Manchester Docklands, Crewe etc.) to get the low-down on the two Robs. I hate to break the bubble as I know their podcast has a lot of devoted followers and the general advice they dispense is reasonably sound, but I do feel it's my duty to warn others of the risks: RED FLAG 1: The company does not employ chartered surveyors to value the properties. Valuations is conducted by in-house interns with limited experience and who are not RICS qualified. Treat the "discounts" you can achieve with a pinch of salt. RED FLAG 2: Neither of the Robs has a professional background, degree or nationally recognized advanced qualification in economics, finance, property investment etc. Neither has experience working at a reputable property investment firm either. RED FLAG 3: the bulk of their time is spend building the marketing funnel - podcasts, website, PR, interviews. Ask yourself this - if they are such gifted investors - why are they not spending all their time investing in property as opposed to dispending advice. Take heed of the old adage by George Bernard Shaw - he that can does, and he that can't teaches i.e. he who a person with real ability will perform themselves rather than teaching others to do so. RED FLAG 4: I heard from good authority that there are kick-back or commission-sharing agreements provided by the builders on every unit sold but are not disclosed to investors. If this is true, it presents a MAJOR conflict of interest. RED FLAG 5: A lot of the schemes are in good cities but in areas MASSIVELY over-supplied and have been severely impacted by Covid-19 pandemic with rents dropping as much as 40%. The analysis conducted just focuses on transport links and inward investment but unfortunately misses a lot of other key variables. Again, these are classic newbie mistakes that experienced, institutional investors would avoid. Also be careful with build quality - the Crewe development was a disaster - delays / cost-over-runs, corner-cutting and this won't be the last.