TXM Properties

28/09/2026

The perfect routine doesn’t exist yet. Here’s what we do instead. 👇🏻

With two very different working patterns and kids we still want to give our all to, no two weeks look the same. Some weeks everything lines up and we get hours on the business. Other weeks it’s 20 minutes at the kitchen table after bedtime.

That’s the part people don’t always see. We’re building this to buy our time back but right now it’s costing us a lot of time to get there. That’s the sacrifice and we’ve made peace with it.

What doesn’t change is the rule: we do something every single day.

A call with an agent. Running numbers on a deal. Chasing the solicitor. Replying to an investor. Small stuff that doesn’t feel like much on its own.

Two years of that small stuff has added up to two BRRs, a flip, our fourth project on the way and multiple partnerships we never could have planned for. Every one of them came from showing up consistently, having the conversations and following through.

The perfect routine is the goal for later. A repeatable one is what gets us there and that’s what moves the needle.

If you’re waiting for life to calm down before you start, it probably won’t. Pick one thing you can do every day and keep showing up.

💬 What’s the one thing you’re doing every day to move closer to your goal? Tell me in the comments. I’d love to cheer you on!

Follow TXM Properties | Katie and John for the real side of building a property business around family life.

26/09/2026

Week 8: We’ve come a long way from the bedroom with a waste pipe in it. 😂

With a start like that, we knew the bathroom wasn’t going to be simple. This week, we’ve dropped the ceiling and rebuilt the rear wall with a new timber stud frame and this week it’s pretty much complete.

Also this week:

✅ Render painted at the back

✅ Flooring arrived and every room prepped for painting

✅ Door handle, knocker and letterbox swapped from gold to silver. Me and my matchy-matchy. 😅

💡Quick tip: We’ve used wall panelling instead of tiles on this buy to let and I wouldn’t rule it out on flips either. It looks great for a fraction of the price.

The video doesn’t do it justice yet (we need some light on the subject) so bathroom reveal coming soon!

👇🏻 What’s the strangest thing you’ve found in a property? 😂

P.S. Stay till the end for a sneaky shot of John painting the render. You can’t see it, but he’s in his brand new harness. Safety first. 😂

24/09/2026

Holidays shouldn’t be the only time we look after ourselves. 🌴

Because the rest of the year looks more like this…

Day job in teaching. Running a house. Two kids with activities six days out of seven. Growing a property business on top of it all.

And John? He works away from home a lot, putting in the hours so we can build something bigger for our family. We’re both doing our part, just often from different places.

That’s the reality behind the deals and the doors. Two people pulling in the same direction, stretched in every direction.

And somewhere in all of that? Our own health sometimes comes last.

We talk so much about success in terms of money, property and business. But nobody puts “still feeling well enough to enjoy it” on the vision board.

We book our cars in for services, MOTs and maintenance without a second thought.

Yet our body is the best vehicle we’ll ever drive and the one we often neglect the most. No replacement. No refinance. No refurb budget big enough to fix years of running on empty.

So we’re working on it. Not perfectly but intentionally. Small habits, better boundaries and we’re in the process of getting private healthcare sorted too. Because if we’re working this hard to build a future, we want to be healthy enough to live in it.

Success has to include health. Otherwise it’s just a very expensive way to burn out.

👇🏻What’s one thing you do to look after yourself when life gets busy? Share it below, we could do with some ideas.

Save this as your reminder to book in a service for the vehicle that matters most🧘‍♀️

22/09/2026

Most people network to get something. I network to give something.

Over the last couple of years, I’ve made a habit of giving before asking. Hosting meet ups. Running my community where I share what I’m learning, the wins and the lessons. Running sessions so others can learn too. Opening up my projects so people can come and see what we’re working on. Making time for a call or a message when someone’s really needed it.

None of it was part of a strategy. Helping people is just part of who I am and I remember how much it meant when someone took the time to help me starting out.

But it hasn’t gone unnoticed.

People have seen the value I bring to my network, expecting nothing in return. Some have reached out with opportunities. Others have asked to partner up. Doors I never knocked on have opened because someone resonated with my ethos, they remembered a call, a walk round one of our projects or a session.

That’s what I mean when I say kindness compounds. You make small deposits without keeping score and one day the return finds you.

My advice? Stop asking what your network can do for you. Ask what you can do for it.

Who’s someone that’s made a deposit in your life? Tag them below and say thank you 👇

18/09/2026

Four projects in, and one thing’s clearer than ever: your network is your net worth 🏡

I’m out at a property networking event today, so it felt like the perfect time to reintroduce myself to everyone who’s joined us here recently 🙌🏻

I’m Katie, co-founder of TXM Properties. We do residential flips and BRRs across Greater Manchester and the North West. I lead on deals, relationships and strategy and my partner John runs the trades and budgets.

Before property, there was the classroom. I’ve spent over 7 years in education and helping people learn and grow is still at the heart of everything I do. It’s why I host a flip and BRR investor group and local meet-ups in Manchester so no one has to figure this out alone.

If you’re a deal sourcer, an investor running the same strategies or just starting out and not sure where to begin, I’d love to connect.

💬 Tell me in the comments: what stage of your property journey are you at?

15/09/2026

The Broadoak Road Transformation

Completed on the Friday. Sold on the Monday. 🔑

Not a typo.

We finished the last of the works, staged the whole house that same day, opened the doors to investors on the Saturday, had a viewing through on the Sunday - and accepted an offer from them off market, at the top end of the valuation on the Monday.

No listing. No brochure. No agent fees.

Four months and twenty days from picking up the keys to a completed sale. 🏡

So how does a house sell in three days without ever going to market?

It happened because two years ago, while we were both still working full time, we got educated and built the systems before we had a single project to put them in.

The exit was planned before we had the keys. So by the time the last coat of paint went on, the staging was booked, the invites were out and the right people already knew this house existed. 📊

Speed isn’t hustle. Speed is preparation.

Swipe. You won’t believe it’s the same house ➡️

One project in motion, another going into conveyancing. If you invest in property and want to have a chat about how we work, drop us a message. 🙌🏻

13/09/2026

09/09/2026

Two years ago, in Greece, we sat and talked about starting a property business.

That was it. An idea, on a sunbed, with no clue how any of it would work.

Just got back from Greece again. Different part of the country, completely different conversation - because in between those two trips we got educated, got moving and we’re now starting our fourth project.

Not because we figured it out on that first trip. Because John and I went home and actually started.

Every deal since has put us in rooms with people doing bigger things. Every project has shown us what’s possible instead of what we’d guessed from the outside.

The vision gets bigger the further you travel. You can’t see that from the starting line - and you don’t need to.

Most people wait for clarity before they move. It works the other way round.

Action creates the clarity.

Start. The view changes as you walk. 🇬🇷

👉🏻Drop a 🇬🇷 if you’ve been sat on an idea too long.