Just 'Flipping' Do It with Carly Anderson aka Flipping Belfast

What if you stopped waiting until you felt ready and just started?

This week, I am joined by Carly Anderson, also known as Flipping Belfast, and her story is such a powerful reminder that you do not need to have it all figured out before you begin.

Carly shares how she moved from working as a civil servant into property flipping, learning as she went and using skills she already had. We talk honestly about the challenges she faced, how she pushed through them, and how she has gone on to complete flip after flip across Belfast.

We also get into the real side of property. Celebrating your wins, building a team you can rely on, understanding the role investors play, and learning how to move through the property market with confidence.

This episode is really about courage, backing yourself, and remembering you do not have to be perfect to start. Sometimes you just need to trust yourself and just flipping do it.

If you are dreaming about getting into property or growing what you have already started, this episode will remind you that big things are possible when you take that first step.

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Transcript

0:02

Good morning everyone and welcome to today's episode of the Girls in Property podcast. How's everyone doing today? my God, finally we are in February. My God, guys, we made it. What a long dark January that was. Some of you have messaged me, some of you loved it, some of you hated it. I don't know which camp we in. I thought it was very Marmite. But for me, literally, traitors got me through January. I think the apprentice is probably gonna get me through February. And just a lot of trash TV as it were. So today's episode is really really exciting for me because when I look at sort of like your interests and what it is that you want to listen to and I look at sort of like the download spikes and everything like that, one particular topic seemed to be really really prevalent about what you guys really wanted to learn about and I was thinking right who can I get on that can really really help with this particular topic? And I've got a really, really fun fact for you guys actually. And here's my fun fact. If I go into my DMs and slide into my own DMs, I sent this particular person, which we're going to talk about now, a particular message to come on the Girls and Property podcast. And do know the dates that I sent this message over on Instagram? 14th of February, 2025. So this was Valentine's Day. Last year I sent a particular person a message and she only responded to me on the 10th of January this year, 2026. And here she is now on the podcast. So it's been a long time coming, a long time awaiting, but I am absolutely blessed and honored to welcome today, Carly Anderson. Hey Carly. Hi, thank you very much for having me on. Oh, I love it. And you know, I feel like I manifested it because literally I was like, hmm, we need to talk more about flipping. And then who drops into my DMs? Flipping Belfast. I was like, yes, girl. It's it, law of attraction. And you know what? You were, you were meant to be here now a year on, where I think also my knowledge has really improved and increased as well. So it will make for like a great conversation and Just yeah, I always think that there's a time and a place for everything and that the universe was like no Carly wasn't for last year She's meant to be on this this sort of era of the podcast. So first of all, welcome to girls and property and So Carly tell everybody first and foremost a little bit about you obviously on on socials You are known as a flipping Belfast and I'm sure that they're going to learn very quickly from your accent That you have some Irish roots So when best thing to do is when you introduce yourself, like tell everyone a little bit about you, how you even came into the property spectrum, and then maybe something about what you're doing at the moment. my favorite bit is always also learning about maybe something that people don't know about you as well. Okay, that's lots, okay so you're have to remind me when I get through it. So I'm Carly, I am a single girlie flipping houses in Belfast in another part of the UK. I became a property developer probably about six years ago now with absolutely zero experience. And my goal is to show people that if you have never even tried this, that it can be for you. So just a few years before I started flipping, had what people would say was a very normal life. I lived in a three bed semi. My husband, he was from England. He lived with me. We had two very normal civil service jobs, which people said, that's such a good job. People here love sick pay, I don't know if it's the same in England, but you have great annual leave, you've job security, you've sick pay, never leave it. um So I was at that point, was like, right, OK, I need to find something else. And I wanted to build my dream home. Think the Kardashian house, like with the swimming pool and the pantry. I wanted to do that. So I thought, can I, how is this possible that I can do this with this money that I'm earning? And it kind of wasn't. But I talked my husband at the time into buying this house in a road I liked, which was honestly the worst house in the street. They always say, bye. the worst house on the best street. And I said, this could be our family home. We could knock it down and build that dream home. I remember him saying to me, do you think we can afford this? And I was like, yes, we can. At that time, I was deluded. We probably couldn't have afforded the house, but I talked him into it anyway. And we bought this house and set about getting plan information to turn it into the dream home. Now, unfortunately, once I did that, we had a few bumps in the road. I got pregnant. We had got married, I got pregnant, I had an ectopic pregnancy which was very traumatic and lost my first baby, I don't have children. And then that was followed by a miscarriage, I lost my second baby. Tim got very sick, he had kidney failure and we just fell apart, two of us, and we went through a divorce, separated and went through a divorce. At that time, it was very dark, it was hard to even get my head off the pillow, go to a job that I wasn't particularly keen on. And then the issue of the house came up that we bought together, planning permission had been refused, we were paying a mortgage on that in addition to both our own mortgages. And Tim very sensibly said, you need to sell that house so that we can, know, get the deposit that we've both paid in. we can go our separate ways, but I didn't want to sell that house. They're like, I didn't. That was the only thing I could hold onto. I still wanted the dream house. And I just thought, hi, it was like a dog with a bone. How can I keep this house? And I went to my mortgage advisor and he said, you need to find 25,000 and very quickly one to pay 10 month and be able to get yourself on the mortgage alone. And I thought, how do you find 25,000 quickly when you're earning 2,500 pounds a month? Like, how do you do that? And Then I watched Homes Under the Hammer, which I'm sure we all do. And they, watched Homes Under the Hammer and I was like, they're making that money. And I have an interest in property. Could I do this? And something inside me just made me put my own house up for sale because at that point I had no property education. So I didn't understand that I could, you know, find investors or how to finance that. I thought it had to all be my money. So I, my own house off for sale. Now bear in mind everybody thought I'd lost my mind, my mom and dad especially, I'm an only child and to be going through all this kind of tumultuous time and then come home and say by the way I'm going to sell my home and just try something that I've never tried before. They thought that I probably haven't lost my mind a bit but sometimes when you do that's when the good things come along and I sold my own home to finance a two-bed apartment in Mennivada and try and get this 25,000 pounds. I bought one apartment, two bed apartment to renovate and mean, solicitors told me not to do it. You'll not make any money. People around me were saying, everybody was saying the same thing. There's not one person that said this is a good idea. um I had no tradesmen. I had no experience in this. um I just kind of had a bit of grit and what I thought was an eye for interior and property. um And that one apartment kind of turned into two because my estate agent at the time said, listen, you could buy. um There's a second one come up that's fallen through and it's cheap and you can buy it. And I was like, but I've already bought one. Cause this is how uneducated I was about it. He said, you can buy two. I was like, can I? So I had the deposit from selling the house. So I bought two apartments and set about renovating both of those apartments. And within six months I had them both renovated. Now I'm glossing over that it was hell, but in six months in my spare time, I had it renovated and I put them both on the market and. once I sold them, after all taxes, fees and everything, I had made 102,000 pounds, like in my bank account. And I thought, wow, I'm earning 43 a year at my day job. And in my side hustle, within six months, I've earned 102,000 pounds. And that was really the catalyst to get going. So was able to pay my ex back and get the house in my own name, but it led a fire in me that I could do this again. So I did. And then I started on like semi detached houses and other apartments. And then the profits have just increased. so rapidly, usually the median is about 60, mid 60s for profit. But my latest one which sold just in November past was 155,000 points profit on a three bed semi. So this is money that I never thought I would be making and doing something that I actually love. I love the finished product. You know, it's not a rosy ride between tradesmen and financing and everything you have to juggle, but it's certainly worth it at the end. And I think that's testament to you once you're at the end of it you want to do it again. Oh my god, Carly, I have so many questions to ask you. I've got so much to delve in. But before I do that, before I do this, I'm going to do this in chronological order. So fantastic. Love that. Want to delve deep into that and ask you so many questions. But before I do that, also, can you us know something that people maybe don't know about you? Because they might have heard your story a million times, you know, with all your followers and everything like that. But what's something people don't know about you? I they don't know that I, you know, with property I'm obsessed and I love it but I have other interests and other things I do and I want to continue to do this because I find it so fulfilling and lucrative but there's other things that I want to do and I feel like life is a journey and you should never be tied to one job, you know, I understand if you'd be like... you you're going to be a brain surgeon and you've qualified all those years. But as most people grow, they grow out of the job and move into something else. So I've just been asked to become a radio presenter. just done my first promo today, a radio show here in Belfast, and it just goes to show the opportunities that come from just stepping onto your comfort zone and doing something else. You know, so I've always had kind of an interest in media. My degree was in that. And obviously people can see that I can talk. on Instagram, on camera, and they offered me to come down and talk about Flippin' Houses and I said, yeah, I'll do that. And they said, you're pretty good. Would you like your own show? And I said, yeah, we're. So um yeah, that's something that people don't know yet. But how incredible is that? And what that's just shown me and hopefully everyone listening to this is you put yourself out there to only gain opportunity. And I always say this to everybody who's terrified of doing it. I'm like, but if you put yourself out there, something can come of that and something, and then if you put yourself out there a little bit more again, which is what you did, you went on a show, they then said, actually, we really like you and actually we want to give you your own talk show. This is how, and this is what I try to explain to everybody I speak to. This is how the snowballing aspect works. in terms of you do the first thing that leads to the second thing that leads to the third thing. And that is literally the effect that it has. So Carly, let me, let me then just go back a little bit then, um, before I go forward. So if I go back, like you've obviously been through quite a lot in your times and obviously, you know, we've got a lot of females that listen to this podcast and I've got a lot of women within my own community and, you know, as women, we go through quite a lot of things that I think men actually really just will never understand. And so overcoming kind of that hardship of thinking that at one time, you know, that you're going to be married and have this life and have these babies and this is going to be like the dream. This is what your destiny is or this is what the future is. And then to then pivot to go like from such a traumatic experience of going, well, that wasn't my destiny. That wasn't my path. I've lost everything, essentially, to now going, well, now I'm just going to lean into something new and lean into property. What did that feel like to do that whole shift, as it were, to just do something completely unexpected, completely different to anything anyone had seen you do before? I mean, what have you got to have in you in order to do that? Because there's women listening to this who I talk to who... tell me every day, I know I wanna do something different. They go through a similar situation to you, Carly, which is why I'm mentioning it. And they're like, I want something new for me. I want a new identity. But there's something stopping them from actually doing it. What do you think was that thing that made you actually do it? I think I was at such a rock bottom point that it was sink or swim. And in my head at that time society put on you that, you know, if you're divorced at my age that I was divorcing and you don't have children but I just thought there's got to be more. I am made for more and it's a belief in yourself and in knowing that you can do more and that you're going to give it a shot. You're going to try because I think the regret comes when you don't try. You know we've always all done things that we wish we had to take that opportunity or did that but it definitely doesn't come when you give it a try even if you fail at it. you've given a good shot and you just keep going until you do get there, you know? Yeah, I love that. As one of my friends once told me, she said to me, if you're not winning, you're learning, she said to me. You know, if you're not winning, you're learning. And it is that, isn't it? It's like, always say to people this notion, I always ask them questions. My question to them is, well, what if, you know, what if it did work out? What if you did get that? And you're a clear example of this. So Carly, I really want to delve into more about this notion and how you, you you managed to make these amazing profits in this amazing life yourself. But before I do, um on the Girls and Property podcast, we always celebrate. think celebrations is such an important thing to do because we operate our life at such a rapid pace. We're always moving. We're always like boom, boom, boom, boom, boom, next thing, next thing, next thing, next project, next project. But we don't take time to actually sit and just celebrate. So. Let me ask you today, what are you celebrating either professionally or personally? What's your celebration? I am like top tier at celebrating. It's so important. It's so important. See when you get into flipping, there is all these stages in flipping where you should celebrate and people don't and I fell into that rut. I don't do that anymore because you get the keys and you think, look at the keys, but there's no real celebration because you're getting ready to start the renovation and tradesmen are coming in. So You know, then you're knee deep in that. Once it's done and it's sitting pretty and it's looking perfect, yay, look what you've achieved. But again, you don't celebrate because you now have people coming in to start bidding on the house and making offers and things. So you leave it. And then for me, once they've made an offer, you're like, okay, I've got the money that I want. But you're kind of on edge, like, is this going to go through your conveyance in? You know, it hasn't happened yet. And then once the money actually goes through and in your bank. I'm on another flip, I've completely forgotten about that one and yeah, it's nice, but like, you know, so I did that for a couple of years and I thought I'll not do that again, you know? So currently at the minute, I am celebrating what we spoke about. that dream house now has a roof on it, would you believe? So I'm delighted with that. The dream house, you know, it's taken a few years. I demolished that one. I got planning permission, demolished that one. I a few things around, so it's actually my house. It has a swimming pool in it. I do swim. I swim three times a week, which was to help with the endometriosis, which it certainly did, which is what caused the ectopic pregnancy. So I put a swimming pool in it. I'm putting a wellness studio. I have my pantry that I wanted, the walk-in wardrobe with the island, everything. So I'm building this house very purposely for me. And I've noticed that with every step of the way, uh figuring out the finance for it. The demolition of it just dispersed, you know, brick in the ground right the way through to now I actually can stand in front of this house and it has a roof on it. So I'm celebrating that at the minute and before I take on what is probably a more difficult part of finishing the inside of the house, a more expensive part probably. So I'm celebrating that and I always celebrate with a holiday because that's my thing. That's my... And I take myself away and I go with my parents and friends and... I'm off to Dubai next Monday for a week and then I am going straight from Dubai to Shanghai, Shenzhen, Guangzhou, and Foshan. I'm gonna have a little trip around, well a little trip, it's a big trip, but I'll be back in a few weeks after that. So I'm always celebrating and you have to know what you like and it can't be big things and little things, but I like a holiday, even if it's like three nights in Mallorca or a little trip to the spa. That's my celebration. Oh, yes girl, a girl after my heart, absolutely. So first of all, I've never been to China. China is somewhere that I've been fascinated by for a long, long time. So you'll have to tell me all about it when you get back, all the top tips. I've been to Dubai a few times, but China, China never. yeah, you, so what was it, just out of curiosity, what was it that fascinated you about China? Because that's quite unusual for a holiday. I've been to China before, but I mean Hong Kong and Macau, that kind of touristy part. This time is quite interesting, the property aspect, because although it's a holiday, we're teaming it up with we're going to Foshan, which is the main furniture production place in China. So I've been watching on TikTok a girl called Shirley Becker, who is refurbing her whole apartment in London by buying this furniture at such bargain prices. in China, but it's the same stuff we get here on, you know, we see on Waiver and places like that. So um it's going to be a little bit of fun and then a little bit of exploration into what possibilities and opportunities are here for either me furnishing my house or if it's by the lets or moving into anything like that. How can this work for me? Maybe it's just something that interests me. Maybe it's a new business venture, who knows? So I'm looking forward to doing a little bit of exploring there. I love that. And then expense that girl. Yes, business expense. Thank you very much. Absolutely. I love it. I'm here for it. Funny enough, my celebration is very similar, almost exactly the same. So, well, for the holiday part. So when this is recording, and some of the girls will know this because they follow me on Instagram, they'll see my stories, I'm actually in the Dominican Republic when this episode comes out. Yeah. So... I'll be listening to this from my son now and just smiling away to myself in the sunshine right now. um Yes, I'm going and you know, it's the first time it's the first time that I'm going away with my mum. We always go away together. It's the first time we're going away for two weeks in about, my God, like six years, six years. First time we go away for a full two weeks. We've always done the week. We've always done the weekends. We've always done the 10 days. But we said last year, because we went to Mexico last year for 10 days. I said next year we are not going for less than two weeks. So this is it. So we're going to be there for two weeks. Everyone keeps saying to me is the laptop coming? Girls, you know the laptop is coming. Okay. I'm not there yet. I still have like attachment issues to my laptop. Obviously it's coming, but yeah. So for the next two weeks and the next two episodes that come out, which would be yours and then, Lovely. So you're gonna be in China and I'm gonna be in Dominican. So there you go. Live a life that you love is our celebration today. the life you love. You can create it yourself. You can create everything. I'm still working on that. um Well, I say silly things, it's not, but I'm creating the body that I want currently. I'm creating the wardrobe I want. There's nobody going to do this but me. Mmm. Oh, yes. I just want to like, you know, like what they do like the celebrities like snap their fingers I'm like or like even like in legally blonde. I'm like snap girl Like love it brilliant, um, okay Carly right otherwise people are get upset with me if I don't actually talk about flips on this broadcast So, okay I listened to what you were saying at the beginning and what I'm really fascinated by is is always the first one and the reason I'm always fascinated by the first one because I kind of get it if you've done your seventh one and your eighth one, because you kind of got a rhythm, you know how it works, you know the team, fine. But the first one is always really tricky because number one, you have zero idea if it's going to work because you have nothing to actually base it off of. And two, you actually have to build up your knowledge, first of all, and you have to build up your team as well. So let me ask you this then, when you said that it took six months to do the renovation and that you took it on and you managed to pull out this profit of six figures as it were. So how did you go about actually finding your team in the first instance? The team, and when I say I had nobody, I had my dad who's a painter and decorator, but a retired one, who's like, I'm not doing it right, but he did. That is it. That was all I had, okay? And he said to me, oh, my friend who's an electrician, you could ask him and I did. oh Okay. And then after that, that was the two people that I had. Every, everybody else that came in was a recommendation. Sometimes it was a recommendation of say the tradesman that was already there because they'd worked with them before and seen it. Sometimes it was a friend or somebody I worked with. And sometimes it was a van parked in a street that I could see was doing plumbing work for a particular house and later on that night I'd knock the door and say, what do you think of the plumber you have? I'm looking for something. And I would get the honest truth of like, oh, he's a nightmare or yeah, he's been quite good and easy to pay and things like that. that's how I was looking for all these trades people. And really, don't know until you take, you don't know, you can get recommendations, but they may be very different for you. I've also had tradesmen who are great for three houses and then... a wall because something happens or you know in their personal life or things so it's not as well say you know I'm still using particular tradesmen from day one there's also tradesmen that I've just taken on you and one of my tradesmen uh Tyler I'd used a few times and this particular apartment every time he came it was just you know when they go away to get a tool and then they come back like two days later and I thought I can't be doing this because now I realize how much time is money and sometimes I before I was willing to take the cheaper option for somebody who could work over the weekends. But I mean, that was turning into a month nearly for a kitchen, whereas now I need that kitchen in three days, I can't be waiting a month. I'm paying the extra fees that come with the mortgage or come with, like rates and council tax in your, we have rates here in Northern Ireland, but council tax. So I decided that I'd find the people through others. One guy I found from like a mindbuilder.com because this Tyler in particular had gone to get a tool and just not come back. It was three days later and I had to find this guy. He had really good reviews. I was like, there's nothing I can do. My mom's like, you don't even know what his Thailand's like. I was like, figure it out. And he came and honestly, he's been my Tyler since then. So it's just trying, you're never gonna get that one team who's gonna completely do every house. also, I don't want that responsibility. I don't want a full-time team. I'm not wanting to work at a capacity where it's this huge machine. I'm happy to do three flips a year. As I said, the last flip made me 150,000. I'm happy to do three flips a year. And that's a nice pace for me. Some people want the big machine. Some people just want to do one. And some people just want to do one flip ever and have that 50k sitting in the bank as a cushion in case something breaks down. Everybody, you have to really look at yourself and what is it you want out of it. Mm-hmm. Amen. Exactly that. What is it that you want out of it? uh Brilliant. So do know what? I did all of mine in exactly the same way when I was finding my trades. You people say to me, you know, how do you find trades? Literally from networking events, from Facebook groups, quite frankly. Like I had the best Facebook group because I find the Facebook keyboard warriors give you the absolute truth. or you're typing like, um, just search like plumber in a local Facebook group and you'll, you'll either see the same name coming up over and over again, as in yes, yes, yes, yes, yes. Or you see the same name come up again that will go no, no, no, no, no. And so, and and it really is trial and error. Like I've had some bad people. I've had some good people. Like it really does vary. And for me, I think the biggest lesson that I learned that I would impart with my wisdom is treat the good people, the good trades really well. So for example, at Christmas, I always found out like what their favorite bottle of whatever was, or um I always brought them all bacon sandwiches as long as they weren't vegetarian or vegan. I always made them cups of tea or coffee. Like I always, always went above and beyond to stand with them, talk to them, treat them with respect because I tell you what, I once was in a ride bugger. remember it. And like this guy, Jake, I had to call and it was like a Sunday night. And it was a real emergency and I was like, Jake, I need you to come and It was like a burst water pipe thing. And it was a plumber. was like, Jake, I need you come help me fix this. It's Sunday night. Like, I'll pay you, as it were. Anyway, he lived about half an hour away from me. He literally came in his van that night and came and helped me fix it. And I was like, you didn't need to do that. And like, I literally gave him like extra money. like, I don't need your money. He's like, it's cool. Like, I got your back. And I was like, I obviously gave it to him, the money. I made him take it. But I was like, Jesus, like, that's how you do it. Yes. Yeah, absolutely. You pay on time, you pay what they, you know, they're doing a great job. So you pay for that job. And, know, lots of I recommend my trades people to lots of people. So people who are come on my flipping course, they use them to just people who are on Instagram, randoms that ask me for a recommendation. I recommend my team to them. And people say, oh, you know, Do you get like a referral fee? Listen, not a chance. And I do not want a referral fee because these guys deserve the money that they are getting and do not need that. Now, maybe I make so many referrals that when I shout help, they come, as you say, or, you know, I'm not on like a really long waiting list for the next slot. That's the bonus. That's the beauty of it. But I want these guys to get paid fairly for what they're doing. Oh yeah, absolutely. So then Carly, let me ask you this then. when you first sort of, like your knowledge, am I correct in thinking that when you first started your knowledge was good about flipping properties or the first one or your knowledge was basic level? yeah. okay. So how did it feel then? Because I know how I felt so I'm just looking to compare with you. How did it feel then when you got these trades, right? Let's say you're dad, you're painting decorator and you're plumber and all of this and then I'll then I'll try to show you these ideas and they're trying to say, right, I think we should have and they use complicated jargon about well, I think we should have this and I'm like, I have no idea what you're saying to me. Like I remember the first one. I felt really really stupid because I was like, oh no, like I'm being a really stereotypical woman here. I don't understand what they're saying to me. em I really struggled to project manage. I ended up bringing a project manager in because I really struggled with it. how did you actually feel in that process of speaking to the trades and like almost directing them? I didn't feel, uh at no point did I feel like, I don't know what I'm doing here because I think I'm very good at saying, explain that to me, I don't understand that. And I always say, I've never done this before. Like currently, you know, people think how long I've been in property now and all the renovations I've done, but while I'm building my house now, I've never built a house before. So my builder will, contractor will say to me, Carly, and he'll come up with something. And I'm like, Andre, I've never built a house before. I don't know what we, know, explain this to me, sit down and draw this, explain it out. So I would say that. um Although I have to say that with the flips, some of the trades have all these like fancy ideas of changing things around and make it, and that's not suitable for a flip. You know what mean? That's suitable for somebody's home. So I feel like in the instance, I know better, not about what the technical thing is, but about what I'm to achieve. you know, let's put this media wall in. sorry, we're not putting it You know, but things like that, that they want to, you know, make it a little bit fancier. Not that I'm saying the house, but it just doesn't need it. It doesn't need the extra expense or time. So um one of them's like really intent on putting a million spotlights in. Like it's like a dentist or a car show room trying to pull him back and me stand my ground and say, no, that's not what I wanted to look like. And I appreciate what you're saying. You know, and I still have it to this day. been a couple of instances in the last few sales where I don't know if it's changed with electrics but they all want a new consumer unit and it comes up in the survey and then once it comes up in the survey they want somebody to come out and look at it and then their electrician comes out and say it's been £3,000 needed knocked off because of this consumer unit when actually you know technically it's very safe it's just not the newest board. my electrician likes to argue that and say, it's safe. And I'm like, but you don't understand it's going to cost me 3000 pounds at the end of the day. So on Friday, I stayed in my new flip, the latest flip that I got the keys on last Friday. And I said to him, listen, this, I understand what you're saying. And it's, oh, he said, but at the end of the day, when this survey comes around and there's not a new consumer unit, they're going to ask for 3000 pounds knocked off. And if I don't do that, that could lose the sale. And he's like, right, I see what you mean. I was like, how much is the new consumer unit? He 300 pounds. And I was like, well. So, you know, just when you're talking it through with them, um just be open and honest, like explain that to me. You know, I'm a civil servant, I've never done this before. What's the best way? What's the most cost efficient way? You know, what will it look like at the end? And don't be, you know, put off. you know, if they're, if you're working with decent people too, they'd be happy to teach you. Like, I'm happy to teach somebody else. Yeah, I think that's great advice. And I think the lesson that I learned really, because obviously, you know, my confidence has increased since the first time I ever did this, like, um, and mine wasn't even a flip. Mine was literally just, it was, it was actually a, a bio refurbished refinance. I never even sold it. It was, it was that. But I remember now with my confidence, I remember now and think to myself, like, don't, don't like, they're still there. They're people at the end of the day. Like, I'm just talking to the listeners here and saying like, they're just people. So all they're trying to do is they're trying to give you suggestions and what they recommend, but it doesn't mean you need to take their recommendations. It's a question of, of, okay, how much value do you like? They're not even going to know the, they might not know the answer to that, but just say like, you need to understand like the value that it actually brings to the property because it's an investment property, you're not living in it. And I sometimes have this battle where I see a lot of the women putting in all these fancy things and I'm like, yeah, but what's the end value? How's that going to appreciate? And they're like, oh, but I just like it. And I'm like, no, no, no, no, no. You're not living in it. Like what's the value? So I think the advice I would give is be open as Carly said, have conversations um with them and just say to them, explain this to me and have conversations, but don't feel intimidated. Don't feel silly. And I wish, I wish looking back at me, I would have just said to myself, like pulled myself aside and gone like, it's okay to say that you don't understand as opposed to needing to pretend that you understand to not feel silly. And I wish that I would have. Yes. And it's important for everything, not just the flips. Yeah in life literally like I don't like je ne sais pas I don't understand. Just say it in French it sounds sexier je ne sais pas. Explain that to me. Yeah. Yeah. Yeah. I love that. So, okay. So Carla, you talk about obviously the fact that you now um flip houses in Belfast. Have you, you mentioned the fact to me when we were off the podcast that you actually lived in, in, I think it was England for, was it England for four years? In Peterborough. dear God. No wonder you moved. Okay. Fair enough. I'm joking. I'm joking guys. I don't mean offense. So, m What do you think is the main differences that you would see between m like flips and projects within like England essentially and Belfast? Is there a big difference? Is there not a big difference? I don't know. you know what, there's probably not a big difference in the actual flip. I'd say there's a difference in the market currently. You know, the market is quite hot here at the minute. There's definitely a difference in the process. We here in Belfast bid on the houses and everybody else knows the bid. Do you guys do that? Do you know the other people's bids? Do you know, don't know actually, it depends because obviously there are different types of auction dues, uh know, because you have, you know, modern auction, have traditional, so it varies really. Okay. So I find that that's great for me because if I'm going to the state age to buy a house, I know what everybody else is betting. So that's different. And also the market here is a little different in we put our houses on the market lower than they are and expect them to bid up. Usually they would bid up probably from asking price to 10,000 over. However, with my flips, I'm you know, seeing them probably anywhere between 25 and 35 over the asking price. But I make sure that once they're on at the asking price is already making me a good profit. So anything over that is even better. I've just realised I misunderstood your question. So you're saying like just traditionally, like when you go to actually buy a property, do you know, sorry, I'm so sorry, I misunderstood your question. Um, the answer's no. So when we basically go, so I've, this really infuriates me when I speak to the agents and I'll just say to them, look, you need to help me out here. Okay. And I, so my question to them is, cause I have to work around them. I'm like, where do I need to be? Like, where do I need to be? And they're like, you need to be above this. And I'm like, so therefore, you're telling me their offer is this and they're like, we cannot disclose that. I'm like, but you essentially are saying that because you're saying it has to be above this. And what I, and I think they're quite sneaky with it because I think sometimes if I've now clocked this, I actually think let's just face it that the offer is actually lower than that. It's, a hundred percent lower than that. But what they're trying to do is, but you can't tell. Yeah. I think it's a much better, you know, there's pros and cons of both. I know every other person that's offering on that house, the bid that they've made, and I also know the position they're in. Are they first time buyer? Are they getting a mortgage? Are they cash? I know exactly what they've bid and then it goes through till the end. Now does create this, you know, bidding culture. but at least you know where to stand with it. On the flip side, we don't have Zoopla, so there's no way for us to find a comparable in the area. It's not allowed here in policy in Northern Ireland, but obviously it is the rest of the UK. So that's really difficult when you're buying a flip because where do you find your information from? It makes it even more difficult. You guys can go on Zoopla and say, okay, two houses along that street sold for X amount last year and go and... probably have a look at the pictures and stuff online. There is none of that information here, which creates none, zero. So you have to be boots on the ground doing a lot of more research than your counterpart in England. Wow, that's fascinating. so how does that, I'm just curious, how does that work then? So when you obviously go to, to obviously get the, the surveyors around and things, do the valuations, like what are you using as your comparables? So the surveyors using for a comparable surveyors is notoriously probably 30 to 40k under what you would actually get for it. So they're using what would be a mortgage. So if I'm by the for refinance, that's the mortgage level. But so say, for example, if they value that at 150 for a refinance, I know that if I put it on the market, I definitely get over 180. So, you know, there's this is why I am flipping at the minute because It doesn't, you know, it's obviously the by refurbished refinances great long term and it's something that I have done previously and we'll move into more. at the minute, the way the current market is, it's more lucrative for me to flip because I would be missing out on such a vast amount of money. So it's just stepping here and then to find that information is a lot of work and it's. just keeping on top of views and seeing what things are going for. Obviously, they also can't tell you what it's sale agreed at. So you can't phone the estate agent and say, house you sold six months ago, what did you get for it? So if it was up for 150, like, and maybe it went for 190, you can't find that out. it's, know, creating networking, creating good relationships with people, getting out boots on grind. Like here, we love to chat, right? We love to gossip. So you can be out for a walk and... The neighbour will be there and say, oh, I saw that house is empty. And they'll say, oh, guess what? Down the street sold for 250. They know, you know. So you're getting your information from all sources. know, estate agents that you've established a good relationship. If you're, as we go back to just a decent person and say, help me out here, they will say, well, it didn't sell for 139, but it didn't sell for 141. So like you say, they're not telling you, but they're kind of telling you what it went for. So much more work on your comparables. before purchase. Right. And obviously you're saying that the market at the moment is quite buoyant over in Belfast. I wonder what the main difference is here. And don't get me wrong. think what I'm learning about, in England, is the market's a bit all over the place at the moment with so many things going on. But I think it's also very micro. I think that there are pockets that are doing really well. And then I think that there are pockets that are really struggling. I think that there are... For example, I've noticed, so I would have thought, because I'm really struggling to sell my own home at the moment, like my actual residential property. There was a time when, because I talked to my estate agents regularly in that area, they're for my own investment properties. And I remember a time in the market when the first time buyers, it was buoyant, like really buoyant, really over the top, all of those things. And m now I need my first time buyer. I'm looking for the first time buyer to basically buy my house. And I'm like, Sarah, where are they? And she's like, they're gone. They're not here. There's no money. And I'm like, what has happened to this economy? Literally, and it's just mad. it is completely in my area at the moment, it's completely flat. And I'm just like, I wonder what is actually going on. And I wonder what is happening. So to hear that other markets are really buoyant, and I'm sure I'm going to get DMs from women, and please do DM me. to tell me that your actual area, your micro area is really buoyant as well. Let me know, I'll come find you. But there are lots and lots of women that I talk to who have gone through this whole process of let's say six months, nine months of building this perfect flip and now really struggling to actually physically flip it because of how the market has shifted. I know it's a very difficult question for you to answer, but I just thought for a conversation purpose, can you see any clear difference yourself between kind of like what's happening? I think here in Northern Ireland, obviously it's very different from Ireland, the Republic, we're part of UK, but here, it's here in Northern Ireland. We kind of see what you're seeing a couple of months or a couple of years later. We're just a bit behind the curve. So with that slowing down, I expect that to happen here in the next two years. Now, who knows? mean, Keir Stormer himself doesn't know, but that's what I kind of expect. So therefore, that's why in my head, I'm like, you know, we're very buoyant for the flips. Keep it going. You know, make hay while the sun shines. While it's very lucrative and we don't have enough houses. We're a tiny little part of the world here. We don't have enough houses for everybody. m to keep going. I don't understand where people are getting the money from so I agree with you. know, there has to be some help from first time buyers with either bank of mum and dad or something because the prices to me are so high for that first timer getting into the market. So maybe it will slow down in the future but I just think we are a little bit behind you guys. Right, okay. It's just so interesting because I'm really just watching it at the moment and I know it always bounces back. It's just bloody awful timing. It's just awful timing, but it is just... Yes. but it has to be perfect. This is show home standard for me. So when you walk into those beautiful show houses that developers have built, you know, in a huge area, that's what I'm looking for. It's sitting, you cannot fall in love with it and everything is done really, really well. Now, is it the same things that I would pick for the Hysine building? No, it's not, because obviously there has to be a balance with cost, but it still has all those attributes that somebody walks in and thinks, my goodness. And that's where it's, that is where it's going to win over somebody else who's looking for the same buyer that you are. I love that. Um, Carly, let me ask you a slightly different question. So I'll sometimes talk to some, some women who will say to me that they are in a full time job at this moment in time. They know they want to get into property. They've seen, let's say some YouTube videos, listen to the girls and property podcasts and they're like, Athena, I now know that I want to do property full time and leave my job. And I think flips is the way to do this. Now, conversation that I always have Carly is I always say this notion of understanding the difference between cashflow, obviously, and your reoccurring income, and building wealth, as it were. So what would you say if someone came to you and said, look, Flips is the way I want to do this, and I want to leave my full-time job. What would be the advice that you would actually give to them in terms of their steps in order to use Flips as their way to leave their job? With me having done it and obviously a lot of people, a lot of my students do it, I find that first and foremost the idea to leave your job is the dream, okay? I find that a lot of people once they do flip think they've got a little bit more freedom, a little bit more money, a little bit more satisfaction that they don't always necessarily leave their job even if that was the goal, like it might go part-time. em But I think it's important to keep with the job because you're mortgageable if that's the route you're going down and you're not going straight into investors, you know. em I think it's important to stay with that because also you want to start off, do a few, get a few under your belt, at least three, em and see how much work it is. Again, some people do it and go, I'll never do that again. Like that was just a lot of work. Can you do it in your evenings and weekends? Absolutely, you can do it. Now don't get me wrong, was it one o'clock in the morning and I'm putting a table together crying in the dark on my own in this cold house? Yeah, absolutely. While my friends have just had a Chinese and watched Netflix and gone to bed. I'm like, what do I do? But it's so worth it in the end. And if you can get through those, be mortgageable, have the money come in and still keep yourself going. And again. you shouldn't be tidying the kitchen, you shouldn't be doing the plumbing, nobody wants to buy a house from somebody who's just, you know, this is their first go at tidying. So there should be other people doing it. Really all you should be doing is managing the project and the finances. Again, I was down there putting furniture together because I decided to stage it myself. Only at the time, because here in Northern Ireland when I started, there was no stage or chair, which is wild. There is now, but I got used to it and had items that I could stage it with and thought it looked pretty well. So that's why I'm staying at myself and obviously to save money. But I think it's important to stay with it until you understand if it is actually something you want to commit to, to have the money coming in and also the safety net of just your, you know, I'm all for it, just go with it, but don't go with that in the first one, you know, make sure you have your wage coming in to pay your bills beforehand. And if you are just going to go, you need like a year's worth to get started. Yeah, definitely. I think you made an excellent point there about being mortgageable. So keeping a job to actually be mortgageable so that you can do that, especially if you're not going to go down the investor route, number one, I agree with that. And also for me, I think it's very much about a pipeline. You know, it's fine to just get your first one, but whilst you're working on your first one, you need to be thinking about your second one, and then your third one and your fourth one. that it's literally like this, this like, go, you know, go, go, go, go, go. That's when you then get real momentum to then be able to go into it full time from there. Otherwise, I think it's a fantastic, really brilliant strategy to use. Absolutely. I'm going to keep my full-time job. You're absolutely right in terms of, don't recommend tiling a bathroom yourself. I definitely don't recommend plumbing it yourself. Just get the professionals in and, people, tell you what I think differentiates a lot of people actually. And it's one thing that I've learned myself and how I've differentiated over the time that I've actually, from starting to now is when I see, when I see people just starting out, I hear them talking about a lot of times, but that will cost this and that will be an extra expense and that will cost me more, et cetera, et cetera. I never use that anymore. I don't use that terminology. I say to myself, does it work within the budget? Right? Does it work within the budget? All I care about is the end figure. I care about, put it into the spreadsheet. Does the numbers work? I don't care about if we've got to pay an extra 500 quid or a thousand or 2000. If it works with the profit and it works with the numbers I want, put it in. If it doesn't, don't do it. m keep the job, get your pipeline going. And then when you feel is right and obviously work backwards, work out what's right for you, know it's right for you, then you can go into it full time. But it is definitely doable to do both side by side, 100%. call it a conveyor belt. So for me three is the perfect number. So there should be one that I've either just got the keys for, there should be one that I made renovation and there should be one that's already, you know, sale, under offer sale grade and it's going out the other end. Now that's difficult when you bring in other people who are buyers who may change their mind, knows, you know, when there's probate on the property you're buying. But generally, as a rule of thumb, that's my little three in the conveyor belt stages. I love that, definitely. So, Carly, just to kind of like wrap up the podcast then, what would you say was your top, just to like help people? Because I think it's always good. when you, over the time that you've done all your flips, if you were to impart like one bit of... wisdom or one big mistake that you made that you're like guys try and avoid this mistake as it were. What would be that one big mistake that you now avoid or that one top tip that you would give to the listeners? I don't think it's a mistake, but I do think it was lack of education in the fact that I thought that I had to save up a deposit for that first one. You know, we all think that and sometimes when even people are saying you can take an investor and it can be from your first one, you say, but you know, I don't have an experience to show people what I've done. And I would have sat firmly in that. And that's why I had to sell my house to finance it. Now I found a way to do it. Some people obviously release money from their own home. I sold the house. But you can do it from day one. And then I'm constantly, you we were talking about Millie that we have in common. Millie from day one used an investor. my goodness. I love her for that because I would never have had the confidence to do that or thought I had the ability to do that from the start. So learn how to use your investors. you will, no matter how much money you have, you will always run out of it. So keep, and that's how it's going to keep you going, you know? And it's such a joy to work with somebody, a collab with somebody who, you know, is lending you the money to do this and be able to give them back at the end. just paid back. And one of my investors, who was actually a girl who came on my course and decided the flipping wasn't probably going to be for her with like the pressures in her job. So she said, can I invest instead? You know, and you know, she's just got 10,000 pounds profit from practically. doing nothing but lending me money. em And she spent the whole of January in Spain, hi, lovely. And she's just bought the apartment of her dreams because she needed the extra little bit of money for it. So I mean, it's a win-win for everybody. And don't let fear stand in the way of you starting to work with investors or finding out how you attract them. Hmm and you see this is so this is so beautiful because I think that fear is something massively that holds us back because you know and and I kind of understand it because people who say I haven't taken on my first one yet I'm really scared to even even look at the investor side of things and in a way I kind of do think that there's real honor in that that you know the fact that you you care about the people's money and therefore you should you should have that level of wanting to do a good job right I respect it and I always find the difference between men and women in this staggering. And I have to say it because men will just jump with both feet and go, I'm going to go find one. And I'll work it out as I go, women totally different. Women are like, my God, no, what if it's their life savings and I messed this up and I'm the reason that they fail. Okay. So we need to, I understand the respect element and I'm here for it and I salute you. Okay. But at the same time, we need to also have a little bit of a medium, which goes, You actually know more than you think you know. And the fact that you're even thinking about doing this is more than another person knows. So for example, Carly's just given a great example there where an investor doesn't need to be this scary man in a suit that lives at David Lloyd or in a member's club, right? They can literally just be another woman who goes, do you know what? I actually don't think that property is for me, but at the same time, I'm only getting like 2 % on my savings. Can I give you like this 20,000 pounds and you go build your dream and then I'll get like, you know, a 10 % return, whatever. And then you have a conversation and then off you go. And then you just say in communication with them and say, this is what we're doing. This is how we're doing it. It might be you didn't earn and learn and you then teach her what you're learning. So have confidence in yourself. Like you do know more than you think you know. And if you don't feel a hundred percent confident for the first one, just take a little bit, right. And then make that work and then get a little bit and make that work. And Off you go. I'm not saying you have to take like 200 grand for your first one, like take 20, take 30, but get it snowballing. It leads to the next thing and the next thing. So have honor, have integrity. I'm here for that. But don't let fear of imposter syndrome hold you guys back. Okay. So I want you to all go out there and just talk to people and have confidence that you know more than you think you know, and way more than they know would be my takeaway for them. I think as women we feel like we're nearly begging for the money rather than creating an opportunity and it's reframing your mind. 100 % that you're like a begging bowl 100 % it'll it's all in your subconscious like if you rewire and this notion actually just just just on this nugget if you see it as serving a person instead of selling to them you will go so much further so you're you're inviting them for an opportunity as opposed to going to serve them this is what the subconscious can rewire is if you're like this is an opportunity for you I'm bringing you, I'm inviting you into this opportunity. It's up to you whether you take it or not. Then there's no pressure. Then you're like, eh, c'est la vie. It's all good. um I love it. So Carly, I've loved today's episode. Thank you so much. Cause I think it's, I think what I love is talking to women who really are number one, it. Number one building houses with swimming pools. Can I just say fabulous, gorgeous. Oh, even better. I'm there. When's the party? And I just like, I just love it because it's, it's value, but it's fun as well. And I think that that's what I love so much about this podcast is, is let's all just be like, let's just all have fun, but let's all really learn and give value at the same time. em around it as well, know, with me posting on Instagram, I wouldn't be here talking to you today if I didn't start posting on Instagram, you know. And brand days, like brand days are so lucrative when you come to Flippin'. I mean, I have people gifting me kitchens and gifting me flooring. You don't think about these things when you start, but when you start saying, well, there's £2,000 paid for by that company or whatever, you know. It's just so lucrative. You will be doing it anyway because when you start posting your gorgeous homes, people will say, where did you get the carpet? Where did you get the kitchen? You're going to tag it anyway. So just open yourself to the opportunities of what could come of it. Oh, amen. I love that. I absolutely love that. also just a shout out to Millie Bellotti who actually introduced us as well because she was like, Athena, you got to get Carly on. And I remember she said to me, actually, it was the funniest thing. She said to me, she may or may not get back to you because she's incredibly busy. She's got loads of followers and she might not or might not come on the podcast. And when you blanked me for a whole year, I went fair enough. I'm not. I went fair enough. Can I just clarify? I'm not big yet, that's fine. just clarified your message went into the hidden folder because we hadn't spoke before and then I just was like going through all these hidden messages for about a month while I was in bed sick for three weeks in January and I was like my goodness so you're making it sound worse although Millie would be like yes you did blanket I just I just love finding people up. It's funny. I love it. Um, so Carly, let's finish on something a little bit different actually, if it's okay with you. So I asked, I asked certain people this question because particularly people I'm really, I don't know, just the psychology aspect of it. I'm obsessed with psychology, right? So I've got a question for you that actually was a question that got asked to me on a podcast a couple of months ago. And it was a question that she asked me and it completely stumped me in my tracks. because I didn't know how to answer it. And I was like, how do I answer that question? And so I'm actually gonna ask it to you today if that's okay, to see what your answer to this question would be just to finish off this podcast, which is this. What's one question that nobody has ever asked you that you wish that somebody would have asked you? Everybody asks me so many questions. um I think nobody has ever asked me, and I mean this from, like, nobody has ever asked me what is it that I actually really want to do. What do you want to do Carly? No, thanks for asking me. Well, it does change over time, but back and this is this is interesting. um Back when I was at uni and in school, I wanted to be a TV presenter and I did go into TV present. I presented a TV show for the BBC called Blast on the Box at very like, you know, short six episodes. I left that because of mindset. I left that because people told me you can't rely on. the, you know, continual paycheck, you'll maybe have to move to London, all these fear based things that were other people's hangups, which stopped me. And, you know, now that I'm realizing that's the kind of thing that I'm interested in, hence the radio, and things, I am now starting to gravitate more towards that. And obviously with Instagram and social media, it's kind of a very similar outlet. You know, we speak to TV channels now and they want, you know, to capture the social media. aspect of it and the YouTube so they're moving kind of more towards that now and away from TV but it's thrown up opportunities and made me potentially chase things that I would like to do from that thought of a teenager back you know 25 plus years ago. I love that. And you see it's all about developing and it's all about just putting yourself out there and just actually pivoting and just going, actually, I really like this idea and you evolve and therefore your interests evolve and your opportunities evolve and go, well, why couldn't I do that? And your confidence just oozes through. Yeah. question. know, there's a program I'd like to go on and be one of their contributors for property. I thought, and how lovely is that that marries in, that it could be a bit of both now, you know, as I've followed on this journey. And I just reached out and thought, oh my goodness, what if they don't come back to me? And you know what, what if they don't come back to me? But I was sitting in Mallorca, I'd let go of the thought of, you know, what if this doesn't happen? What, I'd let go of it. I was sitting in the sunshine. And I opened my email and there was a reply from the producer saying, would you like to come to Manchester and have a chat with us? And whether that comes up anything, it's that excitement, that buzz, it's that, my goodness, I created this. And that's what I love. I think that's what fills me with a bit of excitement. And it's important to go out there and create that and remember what you always want to do. Or what is that? What is the big dream? And how do you work towards that? And I think people don't dream big enough. You know, they think that, you know, some people may be sitting thinking, oh, I could, you know, flip this house and have 50,000 pounds in the bank and I would be just happy with that. Let's dream a bit bigger. There's more after the universe isn't on a budget. Like there's more that you can do. And how do you work towards that? Do you know what? I adore that Carly, I absolutely do. And what's really actually resonated for me there is when I think about when I speak to people, you know, it's a lot of, I wish I could do that. Or I see that person, they really inspire me. I wish I could do that. And what I want to say actually, and this is actually something that I've just sat here and just thought to myself is, it really is about on a daily basis, the people that you surround yourself with and talk to. because the conversation that we've just had there and just listening to you has actually inspired me because I personally would love to now really evolve into presenting and TV production and I'm getting into the podcast studio. I am a presenter, yes, but I think what it's about is you're absolutely right, like ask the question, get yourself out there. And so I'm actually gonna do an action step for myself. You can all hold me accountable is I'm actually gonna reach out to a couple of people that I've actually seen that I'm really interested in going forward and hosting and presenting and speaking and I'm being paid for it this year and I'm really really excited at that possibility and just by talking to you in that moment you've almost just given me a kick up the bum to go Athena like ask the question so Surround yourself with the right people guys because Carly's just done that for me today. So what can someone else do for you today? So thank you for that I'm excited to see what you do. Yeah, me too, me too. I mean, I really just want to go on Traitors if I'm honest with you. I would, I would love Traitors. open, you know what mean? I was actually talking about this, this was such an aside, but somebody said to me, was like, Dream Big, what is your big vision? And they said to me, to win Strictly Come Dancing. And they were like, but you know, that would never be an opportunity for me. And I was like, why not? Because, you know, and you're like, I'm not even famous, how would you get there? And I was like, hang on a minute. There was a guy on Strictly that was in The Apprentice. If you apply for The Apprentice, I think he got kicked out in the first second week. He ended up on Strictly. You apply for Traders. You have to dream big and then work backwards and think of the steps that would get you to whatever that huge goal of yours is. Don't dampen it down. Don't dampen it down. know, my 10 year dream is to go on Strictly Come Dancing, right? Like I've got, I've got, I've literally written that down as my ultimate dream. I literally wrote down become a Zed-less celebrity, go on Strictly Come Dancing. Okay, so you've got to apply for traders tonight and then you've got to do all of the podcasts and presenting stuff. and go with the presenter studio and do your presenting live on screen, whatever. And this time, you know, well, maybe not this August, but why not this August? Maybe who knows? You'll be picked up for sure. Let's just say August 2027. Let's just say that. But you see guys, if you surround yourself with people who have these conversations, these are the conversations to have. know, uplifting and feeling like we can do anything. Like I feel buzzing after this conversation. I'm like, yes Carly, thank you. So, Carly, loads of people are gonna wanna follow your journey, you know, all around flips, but also just your personality as well, like your breath of fresh air. So where can people find you and connect with you? Best place is Instagram so Flipping Belfast you will see me there with my pink hard hat on. Don't let it fool you that I'm doing any of the actual heavy lifting. I'm not but you know it's a good photo op. So you will see me there. Reach out there um website FlippingBelfast.com but um you're probably best sending me a direct message. Yeah, and going into her request, check your requests, Carly. I've now found that cold air. I've now found it. That was why I was meant to be sick for three weeks. So I was lying in bed going, what is happening here? Yeah, I love that. I love that. And as always guys, I'm Athena Dobson, underscore official, girls and property on Instagram. Um, come and check it out. Come and have a conversation. Also drum roll. Big news. There are only wait for it. 10 tickets left now to the girls and property retreat on Friday, 24th of April, 2026. So as you know, or if you're in Carly's world and you're to girls and property, welcome. Um, I put together every single year, an annual retreat, which is a one day retreat for 80 women across. property. So property, business, anything to do with property as it were. uh Surveyors, brokers, architects, you're all welcome as well. People who are new to property. We're actually gonna be doing something different for the newbies this year actually. I see you guys lurking. I see you guys going, I'm not quite ready to go to this big event with 80 women. I'm gonna do something new this year from a request that I've been given. Anyone who's new, come along. I'm going to be getting a WhatsApp together for you for all the newbies in property. You are all gonna meet earlier. separately and you're all gonna walk in together so that you feel confident to walk into the room and actually have other people there as well. So if you are new and thinking I don't know if this is the right one to go to, believe me when I say this to you, hand on heart, if you're terrified of networking and it's your first ever property event, this is the one to go to because it's the one that you're gonna feel the most safe, seen and protected in and everyone will literally take you under their wing. We're like one big family. But yeah, 10 tickets! that it's a very to And I it's a very important And I think it's a thing And I think a thing And I think And I think it's thing to And And I just can't wait to see you all there. And then of course, if you want to also ask me any questions regarding the girls and property community, we have 120 members now across the UK. Incredible. Incredible. um women in that group and I'm announcing some really really exciting new features for the community coming for 2026 which may or may not include exclusive podcasts, five-day challenges and a new community leader where we're gonna gamify the whole thing and create leaderboards so it's super super exciting um but Carly I'd love to leave you with the parting words for today so parting words for our listeners what we'd like to say Just flipping down. Stop hanging about, stop overthinking it, just flipping down. um That is the title by the way of this podcast just flipping to it. Thanks Carly you saved me a job. Love it Alright guys have the most amazing Monday send me your pictures. I hope it's sunny in the UK for you guys I really really do I'll try and keep the stories to to a minimum But yeah, you know where I am DM me DM Carly sending you loads of love Just flipping do it and we will see you soon. Take care lots of love. See you soon. Bye