How to buy two properties for the price of one

One of the biggest challenges property investors face is running out of deposit money.

Most investors save a deposit, buy a property, then wait for capital growth before refinancing and releasing money to buy their next investment. While this approach works, it can take years to build a portfolio large enough to generate significant income.

Many investors speed up the process using the BRRR strategy (Buy, Refurbish, Refinance, Rent, Repeat), where they add value through refurbishment and refinance based on the increased value. However, BRRR requires additional capital for refurbishment works, reliable contractors, and often a six-month wait before refinancing.

There is another option.

I call it the Property Funding Formula.

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The strategy focuses on buying properties from motivated sellers at genuine discounts to market value. The key difference is that we’re looking for a distressed seller, not necessarily a distressed property. By understanding a seller’s situation and creating a win-win solution, significant discounts can often be achieved.

Let’s look at an example.

Imagine a property with a true market value of £200,000 that you negotiate to purchase for £160,000, representing a 20% discount.

Using a traditional buy-to-let mortgage, you would typically need:

• £40,000 deposit
• £11,200 stamp duty
• £2,000 legal costs

That’s a total investment of approximately £53,200.

Using the Property Funding Formula, you can combine bridging finance with a pre-arranged refinance. Because the property is worth £200,000, a lender may refinance up to 75% loan-to-value, providing £150,000.

With a purchase price of £160,000, the gap between the refinance and purchase price is only £10,000.

Your costs would be approximately:

• £10,000 deposit shortfall
• £11,200 stamp duty
• £2,500 legal costs
• £3,000 bridging fee

Total cash required: £26,700.

That’s almost half the capital required using the traditional method.

The result is simple. Instead of using over £53,000 to buy one property, you could potentially use the same amount of money to buy two similar properties.

This means:

• Less cash tied up in each deal
• Higher return on investment
• Faster portfolio growth
• More efficient use of your capital

The secret is not finding more money. It’s learning how to make your existing money work harder.

Experienced investors understand that building wealth through property isn’t just about buying houses. It’s about recycling capital, finding motivated sellers, and using the right funding strategies to accelerate growth.

When you master these skills, you can build your portfolio far faster than investors who rely solely on saving deposits and waiting for capital growth.

Learn the Property Funding Formula in Full

If you’d like to learn exactly how the Property Funding Formula works, I am running a complimentary live training that walks through the process step by step.

You’ll discover how same-day remortgaging works in practice, how to access private bridging finance, and how experienced investors use this strategy to recycle their capital faster and grow their portfolios more quickly.

You’ll also learn how to build the right power team around you, including specialist brokers and solicitors who understand this strategy. Most brokers and solicitors are unfamiliar with this approach, which is why having the right team in place is essential to making it work successfully.

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