Choosing Freedom Over Frustration: I Quit My Teaching Job With No Portfolio
I was a teacher for 24 years, and for the most part, I thought I’d stay in the profession until retirement. But during the pandemic, everything changed. Like many others, I was in and out of school throughout lockdown, one week online, the next back in the classroom.
When travel restrictions started easing, I asked my headteacher if I could take two days of unpaid leave to visit my mum. She lives in Southampton, and I’m in Liverpool. She also has Alzheimer’s, and I hadn’t seen her since the previous August, and it was now May.
But the answer was no. I sat in my car and thought, “I don’t need someone else having that kind of control over my life anymore.” That moment of clarity hit hard. I realised I needed freedom. Not just professionally, but personally too.
I went home, spoke to my husband, and handed in my resignation the following week.
It wasn’t the logical path, and not one I’d recommend! So come September, I was out of a job. We had some finance behind us, £50,000 pounds of early inheritance and we took some equity out of our own house and bought our first house on bonfire night, November 2021.
Starting with a Spark
I had always loved the idea of property. Even as a teenager on the train, I’d stare out at old warehouses and imagine transforming them into beautiful New York-style lofts. I never imagined it could become a business. Back then, I thought it was something people did once they had a bit of money and time to spare.
But when I bought my first house with cash, a tiny two-bed terrace in Liverpool. That’s where it all began.
We turned it into a three-bed HMO for dance students. I used to have lodgers who went to a local dance college, and I knew they were always looking for places after their first year. So I thought, if I can give them somewhere decent, that works for both of us.
I reconfigured the layout, turning the front living room into a third bedroom. The kitchen was snug, but we carved out a small lounge behind it to create a space they could share.
That first project still runs today, and is currently fully let for this September’s intake. We offer students 10-month contracts to give their families some freedom too, and during the summer we switch it to serviced accommodation which my daughter now helps manage. She’s a student herself, so it fits around her studies, and she’s brilliant at it. Always tweaking the listings, boosting visibility, we’ve had lots of short-term stays to fill the gaps this year. This flexible model gives us great returns and makes use of every season.
Bigger Projects, Bigger Lessons
My second project came from passing the same row of shops every day. One in particular caught my eye. It was a barbershop with a four-bed flat above, on a freehold title. I’ve always wanted a sweetie shop, this wasn’t quite that, but close enough!
I’ve always had a knack for visualising layouts. With some smart reconfiguring, a laundry room became a bathroom. We stole a bit of space from one of the bedrooms to increase the kitchen’s footprint and meet amenity standards. Then we borrowed from two more bedrooms to create a second bathroom. It’s the kind of puzzle I enjoy.
This time, I brought in a project manager to help. On the first house, I’d done almost everything myself, working evenings and weekends with help from my hairdresser’s husband and his dad. It took seven months and wore me out. I knew I had to find a better way.
The project manager helped keep things on track, although the builder’s team weren’t ideal. They got the job done, eventually, but it showed me how important it is to find people who are solution-focused and reliable.
Confidence Follows Action
By the time I came across my third deal, I was starting to feel more confident, but that didn’t stop the nerves! It was a double-fronted house in a brilliant part of Liverpool, going up for auction. At the viewing, I felt completely out of place. There were men in suits, clipboards in hand, confidently talking into their phones. Meanwhile, I was in jeans, trying to video the layout and quietly whispering to myself that I’d never stand a chance.
Then I got a call. Someone had submitted a pre-auction offer, and they were inviting best and final bids. I didn’t even know that was a thing. My original investor pulled out, but luckily another stepped in. It was all a bit frantic, but I submitted a bid of £295,500, up from the guide price of £250,000, and it was accepted.
And then the real work began.
From Five Beds to Eight
This property had previously been owned by an elderly woman and was in probate. It had five bedrooms, but I saw the potential for nine ensuite rooms. We didn’t need a rear extension, just a loft conversion and some clever internal changes.
It took four months of planning before we even began the build. I knew I had to get this one right. I got quotes from multiple builders, and the range was enormous. In the end, I didn’t go with the cheapest, but with the builder who asked questions, solved problems and understood the scale of what we were doing.
Ultimately, the planning officer advised us that 9 bedrooms would require more communal space, so we turned the one into a gym, increasing the rental opportunity for the remaining rooms. That project was a huge leap, it taught me so much.
Financing the Future
I’ve used investor and angel finance to help fund some of my bigger projects. And here’s the thing: raising money is about trust. Not slick marketing or inflated success stories. Just honesty, consistency, and a clear plan.
Social media has helped me build credibility. I didn’t pretend to have it all figured out. I shared the learning process, the mistakes and the milestones. People connect with that. If they’re going to invest in you, they need to know who you are, not just what you promise.
Planning Isn’t Just Paperwork
Planning has been one of the trickiest parts of my journey. Every council is different, and I’ve had projects nearly derailed by seemingly minor issues. What I’ve learned is this: always read the small print. Know the local policies. Engage with the planning team early. Never assume something will be approved just because it makes sense.
You don’t have to be an expert, but you do have to care about the detail.
Giving Back
Today, I coach new investors as part of Rick Gannon’s team. I also host a networking event in Liverpool called “Property & Poppadoms.” It’s exactly what it sounds like, a relaxed evening where people can learn, ask questions and share their journey over a curry.
For me, property isn’t just about numbers. It’s about people. Relationships really matter whether it’s a builder, a tenant, or a fellow investor, how you treat people will shape your business more than any spreadsheet ever could.
What’s next?
I’ve since bought two blocks of flats. It’s a new direction, but one that makes sense for where I want to go. I want to pass this business on to my children. Not just the income, but the systems, the lessons, the resilience. A business they can grow if they choose to, or at least benefit from.
Commercial is a new direction for me, but one I’m excited to pursue. It brings different pressures - planning, valuation, finance, but it also opens new opportunities for income and legacy planning.
I want my children to have options. This isn’t just about wealth; it’s about building a business that can support their dreams, whatever they may be.
My Advice to Anyone Starting Out
Planning has been a steep learning curve. Every council is different. I’ve had projects held up over a single window or room size. You’ve got to do your homework. I always read the local HMO amenity standards, even before viewing. It’s not the glamorous stuff, but it saves you a world of trouble later on.
Take action. I didn’t do it the “right way”. I jumped first and built the parachute on the way down. But if I hadn’t taken that leap, I’d still be asking permission to live my life.
Don’t wait until everything’s perfect. You learn by doing. So if you’re sitting there wondering if now’s the right time - maybe it is. Take the first step, the rest will follow.
I didn’t follow the textbook route into property. I didn’t wait for permission. I just decided it was time to stop surviving and start building something meaningful.
And if I can do it, starting with a little terrace in Liverpool, then so can you.
Contact details:
Celia Seal (Phoenix Living Ltd)
Sidebox:
Most Recent Project: HMO in Article 4 Area, LiverpoolLarge poor quality existing HMO in an article 4 area, Vendors wanted a quick sale, works carried out:
Conversion of 4 rooms into studio rooms with kitchenettes
Installation of gas central heating system.
Upgrade of electrics and alarm system.
Ground works to create a retaining wall to support new gas supply.
Upgrade of existing kitchen.
Interior designed throughout.
Upgrade of plumbing throughout to install larger pipework.
Figures below
