Investing In Commercial Property Sucks Hard (Residential Wins)!

Commercial Vs Residential Investment

Have you ever watched a documentary of an antelope getting taken down by a pride of lions? That pretty much sums up my experience with commercial lettings.

Dear friend, have I ever told you – for my sins – I co-own/manage a small’ish commercial property? It’s true.

I didn’t buy it, I generously got lumbered with it after my old man retired a few years ago. He used to run a quaint little wholesale business from the gaff. Rather than flogging it, we collectively made the strategic decision to reap the rewards of long-term commercial rental leases. It was the right decision (for various reasons).

Sweet. So I officially became a “commercial landlord”. Interestingly, a rare strain of landlordism that isn’t notoriously vilified by the general public. Rock on.

I think it’s plausible to assume that many landlords have considered Residential Vs Commercial. I know I did before I became a participant. I often wondered if I was missing a trick by only focusing on residential BTLs. Ya’ know, because there’s nothing healthier than a diversified portfolio.

There is.

And it turns out that the only trick I was missing was an ungodly fast paced rate of losing my money and my sanity.

Even though I have limited experience and exposure (that’s literally the only silver-lining here), I can tell you with certainty that short of someone sticking a shotgun to my cranium (and even then I’d put up a good fight), I would never dip into my own pocket and consciously buy a commercial property solely for investment purposes. I’ve seen enough. It’s not for me.

Residential Buy-To-Lets reign supreme.

Despite its strong perks, commercial investments can suck my royal lordy balls. Hard.

This is my very short and personal experience with commercial lettings…

Why Commercial Property Investment/Lettings sucks

Business rates

You can literally scrap everything else on the list if you want, because the business rates con alone is the show stealer.

For those unaware, “business rates” is essentially the council tax equivalent for non-domestic premises (e.g. shops, offices, pubs, warehouses, factories), only it’s a ‘roided up-to-the-tits version in terms of cost.

I don’t know the intricacies of business rates, specifically how local boroughs impose their fees on varying businesses and premises, but I can certainly tell you how it crucified my finances, Game of Thrones style – head wallet on a spike!

Commercial Business Rates

Similarly to council tax, landlords are obligated to cough up the doe even during vacant periods (with very few exemptions).

You already know where this is going, right?

My commercial property falls within London Borough of Enfield’s jurisdiction, and their rate for my particular property is £2500’ish PER MONTH! Once again, we’re NOT talking about a lavish skyscraper planted on prime real estate, it’s closer to a portable toilet cubicle made out of tin in the arse end of nowhere.

Timing is also relevant to my woes. My dad retired and closed his wholesale business a few months prior to an inconspicuous bat, located in a wet market on the other side of the planet, allegedly deciding to grind its axe against the human population.

Do you know how many companies were looking for commercial premises during the pandemic?


The property ended up being vacant for several months (may as well have been a lifetime), and by the time we managed to secure tenants we had racked up a gut-wrenching £25,000 bill.

Queue hyperventilation.

Commercial Business Rates Invoice

My dad had been operating his business out of the building since the early 90’s and never failed to pay the rates. On time, every time.

So this felt like a kick in the teeth, and completely unjust considering the circumstances. I can’t even begin to understand what we were paying for during that time; the entire country was on lockdown and the warehouse is tucked away in the corner of an industrial estate that seemingly wasn’t benefiting from any services.

Being a true optimist and fantasist, I presented my case to the local council and reached out to one of Enfield’s Councillors’, grovelling like a baby, hoping for some support and relief.

Long story short: we received a lot of empathy and well wishes… followed by the bill (and an emphasis on potential legal proceedings if payment is not made).


I couldn’t help but be haunted by the thoughts of the property remaining vacant for even longer. Literally terrifying. This business venture could have liquidated me quicker than a bad poker hand at an underground casino run by the Russian Mafia.

My mind was made. Business rates make commercial lettings too high-risk, and quite frankly, repulsive. At least council tax is relatively manageable during vacant periods, business rates seem to be so out of whack from reality.

Declining need for commercial premises

So, do you know why I feel safe with residential lets? Because the basic human requirement for shelter has not changed, and moreover, there has been no fundamental shift in how we live.

That can’t be said about consumer behaviour, which has drastically shifted in a very short period of time due to the internet, directly impacting how businesses operate.

I genuinely believe I can make reasonable arguments for how every type of commercial property other than those suitable for storage (e.g. warehouses, depots) can be slowly (or quickly) phased out or drastically starved of demand.

Will it happen? It’s happening. I just don’t know how far it will go. High-streets are dying in front of our very eyes because of the online economy, making shopfronts an unnecessary expense for many businesses.

Yes, the pandemic killed demand and prolonged vacancy periods at the time, but it also helped accelerate the rate at which businesses lean into digital and remote solutions, which has resulted in an even larger decline in demand for commercial premises.

Filling vacant commercial properties was already difficult enough, but now it feels like a death sentence.

This ship is sinking like the Titanic.

Influencers peddling commercial property investments

Do you know what really spurred me into blogging about this? A YouTube property influencer/advert.

To be fair, I would have thrown this hissy fit regardless, but this guy certainly poured fuel to the fire.

If you frequently consume property and investment related content online like I do, then you might also get stalked on YouTube by excruciatingly painful finance/investment related adverts (that is, if you’re also too cheap to splash out on a YouTube Premium subscription – it’s an ad-free utopia, I hear).

A year or so ago (maybe longer), I remember being firmly stuck in the crosshairs of a particular advert, featuring a glossy used-car salesman, swearing blind that commercial lettings are a neglected gem, with considerably more upside and ease than residential lettings. All I had to do was enrol into his online course to find out how and why.

No kidding, aye?

I must have crossed paths with the soul-destroying advert one zillion times.

The timing was hilarious, because at the time I was on the verge of throwing myself off a balcony, onto a cactus, because I was in the midst of grappling with the pitfalls of commercial lettings. So I knew he was selling snake-oil.

I’ve never forgotten about that guy’s shill, and I knew one day his ploy would feature in this very blog post. This gripe has been resting in my core like a dormant pathogenic virus, and now it’s showtime, baby.

Do I think he was right and I was just having an unlucky experience? Shitting hell no. I think he was lying through his pearly white veneers and trying to capitalise on a market that is significantly less competitive than the residential “property guru” market. He wanted an angle, and commercial lettings was it. Although, I have noted that more and more influencers and experts are trying to cash in on this “niche”.

Funny enough, I haven’t seen my guy’s adverts in a while, but at some point after, I did see that he starting featuring in a new advert pushing good ol’ residential property courses.

Every fibre of my body wishes I was joking.

My guess is, the wheels quickly fell off his business venture when the world started moving in a completely different direction from the material on his presentation slides, with more and more businesses migrating to online services, hot-desking and embracing the working from home culture. So unless he wanted to be like the local Rolex sales rep in a destitute village in Sudan, he needed to pivot.

There’s no shame in that – we all have to move and shake with the times. But that doesn’t negate the fact he was peddling an illusion from the offset, because even though commercial lettings can be extremely profitable, I know from first-hand experience that it’s riddled with mediaeval torturing devices.

I have no qualms with anyone teaching or investing in commercial lettings. However, I do have a problem with influencers/mentors profiting off false claims.

In reality, it’s usually the same ol’ story with these property mentors – the irony is, most of them are making more cheddar from their junk courses than property itself.

My conclusion: Commercial properties are like marriages

During the good times marriage can be euphoric. They’ll give you everything you need, plus more (I’m not oblivious to the perks of commercial lettings, I assure you).

When they breakdown; you better watch out! It will come at you with a machete, swing for the jugular, and bleed you dry like a sacrificial lamb – making you quickly forget why you even agreed to this bullshit in the first place.

I’ve experienced the breakdown, and personally, the risks don’t seem worth it.

I know that when I’m eventually served with a notice to vacate from the leaseholder, my reaction will be Shakespearean; I’ll break down into tears, pass out, tumble onto my knees, and then as soon as I regain consciousness I’ll plead for mercy. I need them a lot more than they need me.

Notice to vacate

Living in such fear is no way to live.

Do you know what just struck me? That’s the biggest difference between Residential Vs Commercial lettings in 2023 (and probably beyond), the power balance between landlord and tenant is inverted.

Alas, me and my ol’ man are sticking to the plan and remaining commercial landlords. The building is mortgage-free, and it’s specifically designed for wholesale storage (which is unlikely to ever go out of fashion), but man, I wouldn’t actively invest in commercial property, not even below market value (because any savings can easily get swallowed alive by business rates).

Screw this commercial junk, I’m done with it (well, other than the one I’m stuck with until I can hand it down to my least favourite child).

To all my fellow successful commercial landlords out there, I’m not against you, I’m just not one of you.

Landlord out xo

41 Join the Conversation...

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Richard 16th February, 2023 @ 13:40

Landlord. I enjoy your regular blogs and have read them for many years but Wow, I've never seen such a negative reaction to commercial property. I appreciate you've had a single negative experience, but can't help feel you've thrown the baby out with the bathwater. I've had a resi portfolio for over 20 years (and which I still have) and got into commercial about 5 years ago and my opinion is it is so much easier. No moaning tenants all the time, no late-night calls that there's a squirrel in the loft keeping the tenants’ kids awake, no complaints about damp because the tenant won't put their heating on etc. I bought my commercial properties with my private pension fund via a SSAS and with one being multi-tenant office based (fully occupied since day one) and another a full repairing and insured tenanted property, it has given me the best returns ever and I pay no tax on my increasing value and profits! I think it's important to always to have a plan B (especially with commercial) so that if a commercial lease does not work out, can you convert it to resi, or convert it for another customers use? Can you reconfigure the building to change if from only one tenant to multi-tenant? You defo need to be more adaptable with commercial property than resi, but if you get it right the rewards can be amazing. And right now, the government is not going after commercial landlords so that's a massive incentive for me. Keep up the good work and the rants which I always enjoy. Rich

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The Landlord 16th February, 2023 @ 13:52

Hi Richard,

Yup, I hear you, and I don't disagree to be honest (i.e. it can be easier to manage a commercial property, there is less red tape e.g. no section 24 to contend with etc). I've considered all that.

But it's not so much that I've had one bad experience (although that is true), it's that I think demand is going to be a major issue going forward, meaning more landlords will be subject to business rates during increased vacancy periods. It's not worth it in my opinion - the risk is too high.

The demand for commercial property isn't guaranteed, demand for residential properties isn't going anywhere. To me, demand is more critical than the effort required to service the needs of tenants (although, I think that's easily minimised by picking good tenants).

Reconfiguring a building is easy to say, but it's not cheap or easy to do.

But like I said, completely understand your point of view, and if it's working for you, that's awesome!

Many thanks for sharing your perspective. I'm under no illusion, I realise commercial lettings is lucrative and preferred by many.

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Jonathan 16th February, 2023 @ 13:58

It would be interesting to know how much you can let the property out for if the business tax is £2.5k a month?

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The Landlord 16th February, 2023 @ 14:02


Good question. Approx £3000 - £3500 per month.

So if you compare that to residential council tax as a percentage, it's crazy high.

The occupant pays £3000'ish on rent, plus all the utilities (e.g. business rate, electricity, gas etc)

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Jennifer Surrey 16th February, 2023 @ 14:05

Love your blogs, (even this one which is not relevant for me) Hope the commercial property eventually works out.

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james murphy 16th February, 2023 @ 14:20

Thanks! Both sad and funny. - I think I know exactly who you mean in that YouTube advert "do you know, you could make......etc, etc...." I was getting him popping up a lot over the past few months (usually from a hotel balcony or hi-rise window) telling me I was crazy not to invest in commercial property, that it was a plum on a big fat cake, etc. I wondered how he had the effrontery, given that his schtick so obviously contradicted the wisdom of our current increasingly mental age, i.e., the entire workforce being encouraged to work from home, not just during, but post-covid. Who's going to fill all those office blocks, I thought, and skipped his ad with increasingly irritable and monotonous regularity. He's not been on recently. Anyway, thanks again for your sardonic, never less than lively worldview on the whole landlord thing. I'm currently letting a big barge out at the moment and finding that the very word 'land-lord' doesn't apply on water! 🤡

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jsj 16th February, 2023 @ 14:31

Hey LL

So why do you think that other Landlords give their property away to Charity shops?

Some change their use, others shift the property around, claim coronavirus support and even let the homeless sleep there, anything to stop the business rates.

If Nigerians can fiddle billions in such loans using dead companies surely you could manage.

Next you apply to convert the property to residential use or you suddenly have a fire or flood necessitating demolition.

Some have even demolished listed buildings and pleaded ignorance, their mayor said it would be rebuilt and they appealed.

So watch WeWork: Or the Making and Breaking of a $47 Billion Unicorn and find a rich tycoon who will believe anything!!

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Dudley Forsyth 16th February, 2023 @ 14:56

If there's less demand for commercial property, its rental value on the open market drops. So challenge the value set for business rates with the Valuation Office. A couple of expert opinions will be invaluable. Facilities like parking, toilets, heating, etc should all be taken into account. A well-argued case could win a hefty reduction which, if I remember rightly, also can be backdated.

The Landlord Avatar
The Landlord 16th February, 2023 @ 14:56

@Jennifer, many thanks, appreciate it :)

The Landlord Avatar
The Landlord 16th February, 2023 @ 15:01

@james Haha, is he back at it? Might be the same guy. Yeah, the schtick doesn't make sense to me.

As mentioned, I haven't seen the advert in a while. The YouTube advert I'm currently being stalked by is of a currency trader called Greg Secker. He is all over my videos like a bad rash!! The guy won't quit!

Man, big barge lettings, that's a whole new world, hah!

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The Landlord 16th February, 2023 @ 15:04


Lol, yeah, I don't want to have to jump through all those hoops! That all sounds painful, not to mention shady as hell!

I think you just confirmed my point: business rates is best avoided!

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The Landlord 16th February, 2023 @ 15:16


Interesting, I didn't realise I could challenge business rates via the Valuation Office. Thank you! I will look into it, especially if it can be back dated.

I presumed the local council dictated everything in this case. When I was pleading with Enfield Council and the local councillor, they never mentioned I could challenge the rate.

Thanks Dudley!

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Lucy Fryer 16th February, 2023 @ 16:06

Always worth taking your case to the VOA. And bear in mind that the council have a vested interest in you continuing to pay them, so they make it sound impossible to get a reduction. I was told on four separate occasions by my council that I had to pay empty-for-three-years rates and that I had no case to offer the VOA. I went ahead with the claim anyway (claiming that the house was uninhabitable for that time (no renovating done during Covid years)). 3 months later the council had to refund me £14,000 in back council tax paid and I haven't received a bill from them since... Interestingly, the "fit for human habitation" Act passed recently may mean that a LOT of VOA claims could be made for badly dilapidated properties awaiting renovation...

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Dudley 16th February, 2023 @ 16:47

You're welcome. It's here:

Warehousing is one of the lowest categories of commercial premises valuation, but this is set to change in the revaluation coming in April this year, because, as you said above, internet trading taking over from the high street has raised the value of warehousing, whilst lowering the value of shops. Not a problem, however, because you should get more rent for your warehouse.

Years ago, I was paying a big whack for one large building used as the premises for my business. I shut up shop - it was high time anyway - and let the rooms out individually to six very small businesses. Result: no business rates for anybody at all, because each one could claim small business relief of 100%.

The Valuation Office has an interesting blog here:

Thanks for all your good work - always a welcome sight in the inbox.

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Kim 16th February, 2023 @ 17:00

Great post! Just to follow on from Dudley’s post - your business rates does seem high to me compared to the rent for this type of building. Yes you can challenge the rateable value and yes, you can get it backdated… if you check out your rateable value online you can see how it is calculated (are the measurements accurate? Is the use type of each part correct? Is the comparable group rate correct?) However there are LOTs of companies that specialise in this that most often are commission based and can also optimise empty property relief (legally of course).

The Landlord Avatar
The Landlord 16th February, 2023 @ 17:15

@Lucy, @Dudley, @Kim

Thanks so much!! Incredible.

I'm definitely going to pursue a challenge. By the sounds of of it, it's worth a try even if I get nowhere!

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David 16th February, 2023 @ 17:19

Thank you for being honest.

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Padders 16th February, 2023 @ 18:08

Dearest Landlord,

Thanks once again for a glorious rant, but sorry to hear that commercial lettings has had you pants down.

Not really on the subject of this article but on the subject of ads on YouTube: get yourself an adblocker extension for you browser & then you can enjoy YouTube & every other bloody website in existence, without having your life forced drained by having to watch such shite & then that shite following you from website to website. I use AdBlocker Ultimate on Chrome, it's free but I do donate them a few quid (as they ask nicely) when installing it on a new device. I'm not sponsored or affiliated to them in any way. Hope that may be useful to you or anyone else reading this.

Take it easy!

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Mahomed Rafik 16th February, 2023 @ 19:32

Interesting reading
Problem with resi is this new selective licensing.
Would anyone know whether properties occupied by regulated tenants would require licensing

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Cave 17th February, 2023 @ 09:41

I'm in commercial.

Did you register the property as vacant or having a company in it.

Whenever I have a void I register my property business as using the premises. That gives me the ability to claim business rates relief.

You don't even need to actually work from the property. Just move some boxes of paperwork in and say your using it for storage.

There is another trick which is commonly used to not pay rates but I'd rather not post it here. DM me if interested.

The Landlord Avatar
The Landlord 17th February, 2023 @ 10:48


Hah, you're welcome, and thank you :)

Ooh, I have an AdBlocker installed, but it doesn't block video commercials. I didn't even realise AdBlockers could block YouTube ads.

Perfect, thanks Padders! I'm on it.

The Landlord Avatar
The Landlord 17th February, 2023 @ 10:54

Hi @Mahomed

Selective Licencing Scheme isn't really new, it's been around since 2014 (or thereabouts). But some local councils have introduced it sooner than others.

Selective licensing seems more bearable to me, because it's a one-off payment of approx. £300 - £500 every 3-5 years.

Don't get me wrong, the whole thing is a scam.

In any case, to answer your question, if your local council enforces Selective Licensing, then you will most certainly need to comply. Not really sure what you mean by "regulated tenants", but from what I'm aware, your property is either subject to the scheme or it's not, and the best way to find out is by either contacting your local council and/or checking their website.

The Landlord Avatar
The Landlord 17th February, 2023 @ 11:10

Hi @Cave

Registered it as vacant/empty to qualify for 3-6 months relief. The £25k bill incurred AFTER that period expired! We weren't even allowed to take viewings during the majority of that relief period because of COVID restrictions. Whole situation was infuriating.

Didn't even consider registering a business there to benefit from relief (maybe I could have done this after the grace period?). Def wouldn't qualify for small business rate relief, but some relief would have been better than nothing. But I'm guessing the bill would have still been painful.

That's really good to know, thanks Cave, appreciate it. Seems like a lot of faff, but worth considering for next time!

Funny enough, I've had a few other commercial landlords email me going into details about the lengths they have gone to to avoid business rates. There seems to be an underground market full commercial landlords participating in, let's say, "sketchy" antics to avoid it, haha.

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Cave 17th February, 2023 @ 12:14

Yes. You could have registered your business after the initial empty grace period and claimed any reliefs allowable.

If not eligible for small business relief there is another common method around this. It's within the law and would have saved you £25k.

Key issue is the "reason" you're introducing the change which only you can advise as the owner. If you say you're introducing it purely to avoid business rates that's considered tax evasion which is illegal. If you use another reason for the introducing the change it's perfectly legal.

So so long as you don't be a spanner and say "Yes, guv. I'm doing this to avoid the tax" you're fine.

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BogBeast 18th February, 2023 @ 15:31

Great post and really helpful comments. We too have thought about expanding into commercial letting (in fact, one of our properties is commercial. We just let it back to our main company from our letting company, so it's pretty straightforward) and have yet to make a firm decision on going any further.

@The Landlord I am sure you will post the updates on the VOA re-evaluation. I seem to remember that values can be reviewed up as well as down... Praps someone here with more recent experience can comment.

@Cave and others that have mentioned the 'dark arts and tricks'. Would be interested in where I could find advice on such things if we go down the route as virgin commercial property letters...

The Landlord Avatar
The Landlord 18th February, 2023 @ 16:01

Thanks, @BogBeast

Agreed, the comments have been super useful.

Yup, my dad did exactly the same - his own company was leasing the commercial building [from himself]. Worked out very well.

As mentioned, I still think commercial lettings have legs and can be extremely lucrative (and less hassle), but I think we need to be selective about the type of property i.e. office blocks and high-street shopfronts seem insanely high-risk right now.

Despite the drama, I feel fortunate that we have a warehouse.

I will def post an update when I get further with VOA. Good point about it swinging in both directions - always a risk, presumably. I was going to look into one of those company's @Kim mentioned; I'm willing to pay a commission if they're willing to do all the legwork.

I'm also interested in the dark arts Cave speaks of. I was going to drop him an email for further details.

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Dudley 18th February, 2023 @ 16:35

That's where it pays to get expert advice first. Use a local commercial property agent to look over the site, give his opinion, and write an official valuation estimate to include in the claim. It's not difficult to work up a good case - exaggerate the deficiencies, downplay the good side and put in a proposal for a price well below what you're hoping for.

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Andrewa 1st March, 2023 @ 14:04

Oh good grief!
I too in sunny South Africa have been bombarded with advice to pay for a Forex trading course by a sideways looking shifty eyed lying character. What makes it so funny is I have worked on Forex trading algorithms for a big international Banks trading room and know much more about it than the advertiser!
The big boys will eat your lunch if you are small fry trading Forex as their trading update screens are orders of magnitude faster and more up to date than any small timers and the money is in subsecond arbitrage of tiny percentages of enormous sums.

Guest Avatar
Dace Dastardly 21st March, 2023 @ 16:54

Just want to say love the landlords forward roll on the home page now. If any of you get here from a specific saved link, you must look in awe at this acrobatic feat.

please delete the last post, I want to be informed by email when other people comment on the awesomeness of the forward roll.

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Andrewa 21st March, 2023 @ 17:07

Hells bells!
Greg Seegar is back haunting my YouTube feed again. Must be really good money in teaching people how to profit from currency trading or he couldn't afford all the ads! Does he follow the blog? Do people think they can make money from bank currency traders? Bearings w don't bankrupt doing this!

The Landlord Avatar
The Landlord 21st March, 2023 @ 21:53

Ha, thanks. The animation is meant to represent my slapdash approach to blogging - I just seem to tumble around :)

The Landlord Avatar
The Landlord 21st March, 2023 @ 22:02

You lucky git! Sounds like you got a nice break from him. Hope you enjoyed it while it lasted.

Greg has been popping up in my YouTube videos for as long as I can remember. I think he rotates about 3 different adverts at once! Have you seen the one where he randomly teaches his gardener to trade and make money, lol?

Haha, yup, he must be doing something right to pay for all those nauseating and relentless adverts!

I imagine the only way to make good money FOREX trading is by using leverage! Enough said.

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Adam 26th March, 2023 @ 12:54

Good article.

roided up-to-the-tits!! haha!

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The Landlord 28th March, 2023 @ 11:49

@Adam Ha, thanks, glad you enjoyed it :)

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The Landlord 28th March, 2023 @ 11:51

Folks, quick question, can anyone recommend a service that specialises in credit checking/referencing commercial tenants?

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Billy B 7th April, 2023 @ 13:12

@The Landlord. I v'e just found your blog. I love the content but can't sign up to get your newsletter of PDF's. I just keep getting redirected to a blank page (adweb?) I've tried on a few different browsers and another PC all with the same result. Any ideas?


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The Landlord 7th April, 2023 @ 13:15

Hi Billy,

Many thanks, appreciate it!

Which PDF are you trying to download specifically? I'll take a look...


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Billy B 11th April, 2023 @ 13:11

@The Landlord

I tried to download the "Ultimate Guide" with no success but also tried the "Pet Clause Policy Form" with no luck. Then I randomly tried a few and none of them worked, just keep getting redirected to


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The Landlord 12th April, 2023 @ 11:30

How strange! I just tried it and it worked fine (you should receive a confirmation email, which should lead you to a download page).

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Billy B 12th April, 2023 @ 11:43

@The Landlord.

Thanks that link worked. I'll try on another system without Kaspersky and see if that makes a difference as I've Brave, Chrome and Edge all without success so maybe it's the anti virus.

I'll let you know how I go.


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The Landlord 12th April, 2023 @ 12:28

Thanks Billy, really appreciate it. Any feedback you can provide will assist with diagnosing the problem. The odds are others' are also experiencing the issue!

















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