Finding the right people to fund your projects is one of the biggest hurdles for aspiring developers. Whether you are looking for a "boots on the ground" partner or a silent investor, choosing the wrong person can sink a deal faster than a bad build.

In this episode of the Property Mastermind Podcast, Hilary and Bob look ahead to 2026, unpacking the strategies you need now to attract high-quality Joint Venture (JV) partners. They break down the critical difference between an Equity Partner (who shares the risk and profit) and a Loan Partner (who acts as the bank), and why knowing the difference is vital for your legal structure and profit margins.

Bob shares his "horror story" of a design-by-committee disaster where investors fought over bathroom tiles for four weeks, while Hilary reveals how a casual chat at the hairdresser turned into a potential business deal. From mastering the "two ears, one mouth" rule of networking to spotting the red flags of indecisive investors, this episode is your guide to building a capital-raising database that actually converts.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

Episode Highlights

01:36 – Bob’s Tip of the Week: Why choosing a JV partner is like getting married—you need to choose wisely and communicate often (because most business "marriages" don't even last two years).
02:50 – The Definition: Unpacking the difference between an Equity Partner (on title, in the deal) and a Loan Partner (lends money for a return, not on title).
06:07 – The Golden Rule: Bob shares advice from an old Italian developer: "You never go broke making a profit." Don't be greedy; sometimes it's better to pay interest than share 50% of the upside.
17:31 – Finding Partners: How to build a database of investors before you even find a site so you aren't scrambling for cash later.
22:42 – The Networking Ratio: Why you have "two ears and one mouth"—the secret to attracting partners is listening twice as much as you speak.
29:13 – The Hairdresser Strategy: Hilary shares a real-life example of how a casual conversation in a salon chair turned into a lead by finding common ground.
34:41 – The "Hobby" Mindset: Why you need to talk about property development with the same casual enthusiasm as golf or fishing to normalise it and peak interest.
49:44 – The Money Question: The one question you must ask early to weed out time-wasters (and why avoiding it is a red flag).
52:42 – Bob’s Horror Story: The 5-storey apartment project where 6 investors had design input, leading to a $20,000, four-week argument over bathroom tiles.

See omnystudio.com/listener for privacy information.

Are you a new property developer trying to figure out where to start? The biggest mistake most beginners make is trying to retire on their very first deal by taking on a project that is simply too big and too complex.

In this episode of the Property Mastermind Podcast, Bob and Hilary strip back the confusion to reveal the best entry-level strategies for aspiring developers. They unpack why "starting small" isn't just a safety net—it's the smartest way to build confidence and competence. Bob explains the difference between cosmetic renovations and true development (creating new titles), debates the pros and cons of 1-into-2 subdivisions versus duplexes, and answers the burning question: "Can I quit my day job to do this full time?" If you want to choose a strategy that fits your budget, personality, and risk profile, this episode is your roadmap.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

Episode Highlights
01:04 - Bob’s Tip of the Week: There are many ways to build a house, but only one great way to make a fortune.
03:02 - The absolute beginner’s strategy: Why a simple two-lot subdivision is the safest place to start.
03:59 - Renovation vs. Development: Why adding a room isn't development until you create a new title.
04:48 - The "Retire Early" Trap: Why trying to quit your job off your very first project is a flawed business plan.
11:14 - The Learning Curve: Why doing 10 townhouses teaches you the exact same lessons as doing 3 (but with significantly higher risk).
12:44 - The $600k Dilemma: Should you do one deal alone or joint venture on two? Bob reveals the path of least resistance.
16:22 - To quit or not to quit? The strategic advantage of keeping your day job for bank serviceability.
18:25 - How to cure analysis paralysis by asking one simple question: "Can I live with the worst-case scenario?"
22:32 - Why a "lukewarm" attitude is a death sentence in property development.
31:32 - The Duplex Boom: How state government density targets are opening up new opportunities for small developers.
34:27 - Cash flow flexibility: Why building on a subdivision one at a time can be financially safer than a duplex build.

See omnystudio.com/listener for privacy information.

The holiday season is fast approaching, and for property developers, this isn't just about presents and pudding—it's a critical danger zone for your projects. With builders, councils, and solicitors shutting down for weeks, a lack of preparation can lead to costly delays or stressful holidays.

In this episode of the Property Mastermind Podcast, Bob and Hilary unpack the "Property Developer’s Christmas Checklist." Whether you are listening in December or planning for a mid-year break, this episode is your guide to getting organised. You’ll learn how to manage critical milestones before the industry shuts down, why you need to be thinking about 2026 right now, and how to handle the mental load so you can switch off without guilt. Bob also shares a horror story about a Boxing Day settlement that will make you double-check your calendar immediately.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

Episode Highlight:
01:46 - Book Giveaway: Why property development is the "pinnacle" of all property strategies.
02:30 - The "Christmas Shutdown" Reality: How to prepare when lenders, lawyers, and builders all disappear at the same time.
04:28 - The Boxing Day Nightmare: Bob shares a cautionary tale of a multi-million dollar settlement scheduled for December 26th.
05:27 - The "Brain Dump" Method: How to get the chaos out of your head and onto paper so you can prioritise effectively.
08:58 - The Bag of Guilt: Why you need to make a firm decision to be either 100% "on" or 100% "off" during your break.
10:00 - Projecting into the Future: Why developers are already planning for mid-2026 and 2027.
13:15 - Keeping the Team Happy: Why a bottle of wine for your accountant goes a long way.
17:22 - The Reset: How Hilary uses the break for intention setting and audiobooks, while Bob heads for the golf course and camping.
23:12 - Fun Fact: Do you know what "Stress" spelled backwards is? (Hint: It’s delicious).

See omnystudio.com/listener for privacy information.

Have you ever hesitated on a property deal, only to watch someone else snap it up and make a fortune? It’s a sinking feeling every developer knows. But in property development, dwelling on what you missed can cost you the next big win.

In this episode of the Property Mastermind Podcast, Bob and Hilary tackle the topic of "Lost Opportunities." Bob shares a painful personal story of a project that got away—a simple, high-profit apartment site he missed because he was too distracted by a nightmare project involving a complex gully and a suspended slab.

You’ll learn why experienced developers don't suffer from FOMO, the expensive trap of "over-engineering," and why the next deal is always just around the corner if you remain consistent. If you’ve been beating yourself up over a missed site, this episode will help you reset, refocus, and get ready to grab the next opportunity by the throat.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/
  
  

Episode Highlights

01:09 - The "Three Wines In" Confidence: Bob discusses his recent book awards and the mindset needed to move forward.
04:31 - The One That Got Away: Bob recounts missing a simple, high-profit site because he was bogged down by a complex "gully" project.
05:42 - The Trap of Over-Engineering: Why some structural engineers design slabs that could hold a ten-storey building for a simple townhouse project.
10:34 - Dealing with Regret: Why Bob almost got a "No Regrets" tattoo and how to mentally move on from a lost deal.
13:15 - The Experience Gap: Why new developers are devastated by missed deals, while pros know another is always around the corner.
16:45 - "Smelling the Deal": How to develop a sixth sense for profitable sites before you even run the full feasibility numbers.
23:05 - Creating Your Own Luck: Why consistency and building relationships with local agents beat waiting for a lottery win.
26:20 - The $800,000 Lesson: "If opportunity knocks, don't complain about the noise"—a tough lesson on decisiveness.

See omnystudio.com/listener for privacy information.

In property development, things rarely go exactly to plan. You might find an unexpected easement, the council might reject your initial design, or the market might shift overnight. When these curveballs hit, do you freeze up, or do you pivot?

In this episode of the Property Mastermind Podcast, Bob and Hilary discuss "The Power of the Pivot." You’ll discover that changing direction isn't always a sign of failure—often, it’s the key to massive profit. Bob shares his personal stories of walking away from "shonky" deals to save millions, and why selling a site with a DA can sometimes be smarter than building it.

We also revisit the incredible story of Kyle, the "accidental developer," who was forced to pivot from a simple 2-lot subdivision into a life-changing 13-lot project. Whether it’s listening to your gut instinct during due diligence or knowing when to push for more density, this episode reveals how to turn a change of plans into a competitive advantage.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

Episode Highlights

01:14 – Tip of the week: When life throws you a curveball, don’t just take it—learn to hit it.
03:35 – Bob’s “Big Pivot”: Why he chose to sell an 18-townhouse site rather than build it, and why cash flow sometimes trumps construction.
05:32 – The “Shonky” Deal: How a $10,000 investment in due diligence saved Bob from a disastrous partnership.
08:24 – The physical reaction to risk: Why you must trust your “gut feel” when a deal doesn’t smell right.
09:29 – The “Too Late” Pivot: A cautionary tale of a developer who squeezed 5 townhouses onto a site that only fit 4—and lost money because of it.
14:31 – When to walk away: Dealing with flood reports, mining subsidence, and deal-killing discoveries.
18:01 – Managing your team through change: How to keep builders and marketers confident when the scope shifts (The transformer example).
21:01 – The Accidental Developer: How Kyle turned a forced council rejection into a massive 13-lot win.
23:31 – Mindset check: Are you a thermostat or a thermometer? How to stop your environment from controlling your reaction to change.

See omnystudio.com/listener for privacy information.

What truly separates successful property developers from those who give up? It's not just talent, money, or connections—it's grit. When council meetings drag on, finance falls through, or you're facing yet another delay, grit is the one trait that keeps you in the game.

In this solo episode of the Property Mastermind Podcast, Hilary Sacks dives deep into the psychology of success. She explains why Angela Duckworth's research on "passion and perseverance" is the key to achieving your long-term goals. You'll learn why grit is a better predictor of success than IQ, how to build your "grit muscle" through specific habits, and why combining persistence with the right education makes you unstoppable.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

Episode Highlights

01:06 - The definition of perseverance: "Willpower undefeated."
02:13 - Research: Grit can explain 25% of the difference between success and failure—more than talent or IQ.
03:00 - Understanding grit: Angela Duckworth's definition of "passion and perseverance for long-term goals."
03:29 - Case Study: Grit, not IQ or fitness, was the best predictor of success at the West Point military academy.
03:59 - Case Study: National Spelling Bee kids with the most grit practised 41% more and placed higher.
04:49 - The key takeaway: "Persistence beats potential most of the time."
05:13 - Real-world grit: Thomas Edison (1,000 filaments), J.K. Rowling (12 rejections), and Colonel Sanders (1,000 "no"s).
07:02 - Stat: The average development takes 24-36 months, a long time to stay motivated.
11:11 - "Grit needs a guide": Why you can't just "grit your way" through a bad deal or poor financial structure.
11:39 - Stat: 1 in 3 property ventures fail due to a lack of financial/educational planning.
11:39 - Stat: Developers with mentorship are 2.4 times more likely to complete a project successfully.
12:46 - How to build grit #1: Set clear long-term (5-10 year) goals.
13:06 - How to build grit #2: Embrace discomfort (mentions Aaron's 100km ultramarathon).
13:58 - How to build grit #3: Rely on habits, not motivation.
15:00 - Habit strategy (James Clear): It's okay to miss once, but promise yourself you'll never miss twice.
16:08 - How to build grit #4: Celebrate progress and acknowledge your wins (Hilary's Stevie Awards story).
18:23 - How to build grit #5: Reflect and adjust—review your goals weekly.
20:17 - How to build grit #6: Adopt a growth mindset (Carol Dweck).
21:09 - A 4-year-old's wisdom: "Yes, but you can learn."
23:02 - The Final Definition: Grit is one of the biggest predictors of success in both property development and life.

See omnystudio.com/listener for privacy information.

Property development is often sold as a straightforward path to wealth, but what happens when the market turns, a builder goes broke, or a global pandemic shuts down your site? While "easy wins" build confidence, it's the hard lessons that build character and true resilience.

In this episode of the Property Mastermind Podcast, Bob and Hilary get real about the highs and lows of a development career. They share candid stories of persistence paying off, like chipping away at a deal for 18 months, and contrast it with an incredible "windfall" deal that seemed too good to be true. They also dive into the tough realities—navigating market corrections, managing builder nightmares, and surviving unexpected delays—revealing why a healthy profit margin isn't just a goal, it's your most critical buffer. This episode is a must-listen for understanding the true nature of property development.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

Episode Highlights

01:12 - Tip of the Week: How a typo on an airline ticket teaches the #1 rule of property development—persistence.
04:42 - "Chipping Away": Bob's story of securing a 29-lot subdivision after 18 months of persistence.
08:56 - The power of rapport: How to deal directly with owners and build the trust needed to get a complex deal done.
11:54 - The Ultimate "Easy Win": Bob's story of finding a for-sale sign in the mud and trading the site for a new house and a Rolls Royce.
15:34 - Why you make your own luck: The "easy win" wasn't just a windfall; it required a series of specific actions.
17:44 - Bob's Hardest Early Lesson: The market doesn't always go up—understanding cycles and corrections.
21:00 - How a "good" project became "great": Turning a 4-pack site into a 6-pack by finding a way to build to three storeys.
25:14 - The Developer's Nightmare: What happens when you get tied up with the wrong builder. 28:13 - Surviving the Unpredictable: How COVID-19 shut down Hilary's site for seven months and what she learned. 32:20 - The "Bad News" Silver Lining: How one developer's project delays during COVID led to a 60% profit increase.
34:20 - The Critical Buffer: Why your profit margin isn't just a goal—it's your defence against the hard lessons.
35:45 - The Final Takeaway: "Easy wins build confidence, hard lessons build character."

See omnystudio.com/listener for privacy information.

Many property investors see a site with a Development Approval (DA) as a finished deal. You either take it or leave it. But what if the approved DA is unprofitable, poorly designed, or simply the wrong product for the market? Most developers walk away, but the smart ones see an opportunity.

In this episode of the Property Mastermind Podcast, Bob and Hilary dive deep into the world of DAs, revealing a powerful strategy: buying sites with flawed approvals and transforming them. You'll learn the crucial difference between a minor amendment and lodging a new application, why councils get sensitive about the "outside box" but are often flexible with internal layouts, and how Bob added an ensuite and a third bathroom to a 7-townhouse project, dramatically increasing its rental return and value. This episode is a must-listen for any developer who wants to learn how to find hidden value where others only see a bad plan.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo
• Chat to Hilary about the current investment opportunity we have: https://bit.ly/41tSFhC
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: https://bit.ly/4fyZWm
• Connect with handovers.com: https://handovers.com/
  

Episode Highlights
01:04 - Bob's Tip of the Week: A lesson from a flat boat battery on why you can't hope problems will fix themselves.
03:50 - The ultimate family benefit: How property development provides financial freedom for a better lifestyle.
05:50 - The transition plan: Swapping your day job for a life with more time, money, and flexibility.
09:17 - The most common parental doubts: Unpacking the excuses of not having enough time, money, or knowledge.
11:06 - Case Study: How busy parents "Wendy and Dave" found a profitable site after hiring a babysitter for just four hours.
19:37 - How to create more time: Strategies for protecting your schedule, prioritising tasks, and saying "no."
22:24 - The power of outsourcing at home: How delegating chores to partners, kids, or professionals frees up your focus.
26:11 - Quality over quantity: Why being fully present with your kids is the key to overcoming parental guilt.
29:06 - Your driving force: How a strong "Why" will keep you motivated through any challenge.
29:58 - Mindset Shift: Why parental guilt is a wasted emotion when you focus on the long-term vision for your family's future.

See omnystudio.com/listener for privacy information.