Property Investment for Free: Billy Kooner’s Strategies to Own Assets Without Capital

Learn how Billy Kooner masters property investment for free using lease options and service accommodation to build wealth with no money left in deals.

Want to dive into property investment UK without tying up your capital? In a recent episode of the Self-Unemployed podcast, host Colin Munro sat down with Billy Kooner, a seasoned property investor who’s cracked the code on property investment for free. With decades of experience and a knack for creative strategies like lease options and service accommodation, Billy has built a £2 million portfolio plus £1 million in lease option deals—often recovering all invested money. Here’s how he does it and how you can start your journey to financial independence through the Samuel Leeds Academy.

What Is Property Investment for Free?

Property investment for free means structuring deals so you recover all your (or your investor’s) capital while retaining ownership of a cash-flowing asset. Billy specializes in finding properties, applying the right strategy, and refinancing or restructuring to pull out all invested money. “What I do best is finding the deal and knowing what strategy is going to work on that deal and how we’re going to make all our money back so we end up with a property for free,” he says.

This approach often involves:

• Lease Options: Taking control of a property with an option to buy at today’s price in the future, running it as a business (e.g., service accommodation) to generate cash flow.
• Refurb and Refinance: Buying, renovating, and refinancing to pull out the initial investment, leaving you with a “free” asset.
• Commercial to Residential: Converting commercial properties to residential units for significant value uplifts, enabling full capital recovery.

These strategies, learned through the Samuel Leeds Academy, allow Billy to scale his portfolio while helping investors own assets without long-term capital commitment.

Billy Kooner’s Journey: From Childhood to Property Mogul

Billy’s property journey began at age six in 1978, when his father bought his first investment property in Wolverhampton. By 10, Billy was translating for his father, navigating meetings with accountants, solicitors, and lenders for commercial bank loans. “We were buying houses for £4,000 that are worth £200,000 today,” he recalls. From clearing student HMOs to running family businesses like chip shops and convenience stores, Billy absorbed property knowledge organically.

At 25, he bought his first investment property, a North Wales HMO, but learned hard lessons when it burned down due to an unregulated tenant. Undeterred, he pivoted to a Wolverhampton semi-detached house for £35,000, now worth £220,000. Until joining the Samuel Leeds Academy three years ago, Billy relied on self-taught strategies and buy-to-let. “Compared to today’s generation, I’m an encyclopedia of knowledge,” he says, crediting the academy for unlocking advanced techniques.

How the Samuel Leeds Academy Transformed Billy’s Approach

Joining the Samuel Leeds Academy in 2022 was a game-changer. “It’s undoubtedly the best place to learn about property,” Billy says, praising the family-run community’s energy and resources. The academy introduced him to strategies like lease option property investment and service accommodation business, shifting him away from buy-to-let. “I don’t touch buy-to-let anymore,” he notes, citing tenant headaches and unfavorable laws like Section 24 and the upcoming Rental Reform Bill.

With his daughter Simmon, Billy launched a service accommodation management company post-academy, starting with four rent-to-rent properties funded by a £40,000 director’s loan. Despite a rocky start in the off-season, they scaled to manage 25 units nationwide, generating £10,000–£12,000 monthly. Billy also secured £1 million in lease options, including flats, an HMO, and a four-bedroom house, achieving his 2024 goal. “Without the academy, it’s impossible,” he says.

The academy’s community—weekly Masterminds, networking dinners, and the new High Flyers Club—provides mentorship and connections. Billy recounts helping a nervous newbie connect with a local mentor for a rent-to-rent deal, showcasing the academy’s collaborative spirit. “It’s not just a course; it’s a community,” he emphasizes.

Billy’s Strategies for Property Investment for Free

Billy’s success hinges on creative strategies that maximize value and recover capital. Here’s how he does it:

1. Lease Option Property Investment: Billy targets properties in negative equity (e.g., London apartments bought at peak prices). He takes over mortgage payments, runs the property as service accommodation, and agrees to buy at today’s price in 5–7 years. “You’re doing the landlord a favor,” he says, avoiding their bankruptcy while generating cash flow.
2. Service Accommodation Business: Billy manages 25+ units, automating cleaning and bookings for scalability. “People think it’s a lot of work, but it can be systemized,” he explains. This cash-flowing business funds further investments.
3. Refurb and Refinance: For investor-backed deals, Billy buys properties (e.g., an apartment reconfigured from two to three bedrooms), renovates, and refinances to pull out all money. Investors get their capital back, split profits 50/50, and co-own the asset via a limited company.
4. Commercial to Residential: Billy’s long-term focus is converting commercial properties for massive value uplifts. “Get something for £250,000, spend £300,000 on renovation, and it’s worth £1 million,” he says. Refinancing recovers the investment, leaving a “free” asset.

Each deal is structured in a separate limited company for easy disposal, avoiding portfolio discounts. “One property, one company—keep it simple,” Billy advises.

Why Property Investment for Free Works

Billy’s approach offers:

• No Capital Tied Up: Investors recover their money through refinancing or lease option cash flow, owning assets “for free.”
• Scalability: Strategies like service accommodation and commercial conversions generate cash flow to fund more deals.
• Win-Win Deals: Lease options help struggling landlords while creating profitable opportunities for Billy and investors.
• Resilience: Unlike buy-to-let, these strategies dodge tenant issues and restrictive laws, ensuring long-term profitability.

Billy’s £20 million portfolio goal in five years relies on these methods, leveraging academy knowledge and networking.

Tips for Starting Property Investment for Free

Inspired by Billy’s journey? Here’s how to begin:

1. Join the Samuel Leeds Academy: Start with a £1 crash course (link in the podcast description) to learn creative strategies and join the community.
2. Focus on One Strategy: Master lease options or service accommodation before diversifying. “Go deep in one or two,” Billy advises.
3. Network Relentlessly: Attend academy dinners and Masterminds to connect with mentors, investors, and tradespeople.
4. Systemize Operations: Automate service accommodation or hire accountants and brokers to streamline deals.
5. Manifest Goals: Set clear targets, like Billy’s Bentley dream, and work tirelessly to achieve them.

Work with Billy Kooner

Billy’s open to investors for property investment for free projects. His team finds and manages deals, handles renovations, and arranges refinancing, ensuring investors recover their capital and co-own assets. “We do one to two projects per investor annually, aiming for a £20 million portfolio in five years,” he says. Contact Billy on Instagram or through the Samuel Leeds Academy.

Take the First Step to Property Investment for Free

Billy Kooner’s story proves that property investment for free is achievable with the right strategies and community. From childhood lessons to a £2 million portfolio and £1 million in lease options, his success highlights the power of education through the Samuel Leeds Academy.

Listen to the full Self-Unemployed podcast episode with Billy Kooner for more insights. Ready to start? Join a Samuel Leeds £1 crash course or connect with Billy on Instagram @billykooner17. Academy members, attend an Inner Circle event to network with pros like Billy!