The Truth About “All Money Out” HMO Deals – And Why They’re a Rare Unicorn

June 23, 2025

If you’ve been exploring the world of property investment for more than five minutes, you’ve likely come across the phrase “all money out” HMO deal. It sounds perfect: buy a property, refurbish it, refinance it, and get all of your original capital back out – so you can reinvest and repeat the process.

But here’s the truth:
These deals are unicorns. Rare, elusive, and often used as bait by course sellers rather than something you’ll actually find on the ground.

What Is an “All Money Out” HMO Deal?

In theory, an “all money out” HMO deal means that once you’ve purchased, renovated, and refinanced a property (usually using a commercial valuation), you’re able to extract all your original investment – including the deposit, refurb costs, and fees.

You end up owning a cash-flowing, mortgage-paid property with none of your own money left in it.

Sounds incredible, right? That’s why it’s become a favourite marketing tool for people selling property investment training courses.

The Reality Behind the Dream

Let’s be blunt: in the real world, “all money out” deals are incredibly rare – especially in the current market.

Why?

  • Property prices have increased, squeezing the margin for uplift

  • Refurb costs have risen significantly post-COVID and with inflation

  • Lenders are stricter with valuations and commercial lending criteria

  • Deals that do exist are often in poor locations with low tenant demand

  •  They require deep market knowledge, speed, and a lot of luck

Most new investors chasing these mythical deals end up wasting months (or years) searching, or worse – buying the wrong property based on overly optimistic assumptions.

All Money Out Deals = Sales Tactic, Not Investment Strategy

We see it all the time: someone buys a course promising “all money out” strategies, gets fired up, then hits a wall when they realise reality doesn’t match the slides.

At Foot Forward Property Investments, we don’t sell dreams – we deliver high-yield, real-world HMO investments that are compliant, sustainable, and designed to grow over time.

Our Approach: Realistic, Profitable, and Sustainable

Here’s what you can expect from our HMO investments:

  • Strong yields, cash-flowing from day one

  • Commercial refinance options based on realistic end values

  • 63% loan-to-value (LTV) on refinance – meaning some capital can be pulled out, but not all

  •  Located in areas with strong rental demand and sustainable growth

  • Fully compliant with all current and upcoming legislation

Do you get all your money out? No.
But you do get a high-performing asset, with reliable returns, reduced risk, and long-term potential.

The Bottom Line: Don’t Chase Unicorns. Build a Solid Portfolio.

“All money out” deals make for great social media content and sell training courses, but they’re not a scalable or sustainable investment model for most people.

If you’re a new investor, it’s time for a reality check.
Instead of chasing unicorns, work with a partner who understands the market, delivers real results, and helps you build a serious portfolio.

At Foot Forward Property Investments, we’re not in the business of hype – we’re in the business of making HMO investing work in the real world.

Ready to invest in a high-yield, hassle-free HMO that actually performs?
Let’s talk. Your future in property starts with real deals, not daydreams.