How to spot a property 'guru' vs a genuine mentor

The red flags, the warning signs, and what to look for in real guidance.

The world of property education has exploded in recent years. Type 'property course into Google and you’ll be hit with a wave of promises: - 'Financial freedom in 30 days!' or 'How I made £100k from my first deal!'

The problem? Among the genuine mentors and seasoned investors are a growing number of self proclaimed 'gurus' – people who may have slick videos, polished pitches and expensive suits… but not necessarily the experience or integrity to back them up.

So how do you know who to trust?

Red flags to look out for

Let’s start with the warning signs:

• Vague or exaggerated success stories.
  If someone can’t clearly explain what strategy they used, or every story ends with a big number and no details – question it.

• Pressure to buy NOW.
  Real mentors don’t need to scare you into making a decision. Scarcity tactics, countdown timers, or 'exclusive today-only discounts' are classic sales ploys.

• No evidence of real experience.
  A mentor should be an active investor or someone who’s built a portfolio themselves. If they haven’t walked the walk, how can they teach you?

• Flash over substance.
  Flashy lifestyles, you know the ones - pictures of strategically placed Rolex cladded wrists clutching a Ferrari steering wheel - might be fun to watch on Instagram, but they don’t teach you how to structure a deal, manage risk or grow long-term wealth.

• Little to no community, support or aftercare.
  If the learning stops once your payment clears, that’s not education – it’s a transaction.

• No activity on Companies House.
  Before signing up for anything, run your due diligence checks thoroughly. Any business, or mentor, that has any sign of success will have registered business/es on Companies House and you can dig into whether they are profitable.

What a genuine property mentor looks like

We’ve been around long enough to know what real mentorship looks like and we've seen many 'gurus' fall by the wayside. Here’s some ideas of what to look for:

• Track record, not just testimonials.
  Look for mentors who can walk you through real case studies, real numbers, and their own past mistakes. It’s not about perfection (that doesn't happen in property!) but it’s about transparency.

• Ongoing education and support.
  A real property education business isn’t about selling you one course – it’s about guiding you through the journey, step by step.

• Focus on strategy, not hype.
  You want to learn the why and how, not just be told to follow someone else’s system blindly.

• Ethical, legal, and realistic.
  Any education provider worth your time will teach you how to stay compliant, financially safe, and within your means.

• A community of real investors.
  You’re only as strong as the people around you. Good mentors don’t just teach – they create community networks.

Why this matters

The reality is, property investing is a serious business. If you get it right, it can change your life. But if you follow the wrong advice, it can be expensive, stressful and damaging. What started off as a £297 special offer course, soon has you tied up into all sorts of add-ons with very little value taken away.

We created Property Wealth System to be the opposite of the guru culture. Our mentors are active investors. Our community is filled with people walking the same path. And our programs are designed to educate, not just impress.

Want to see how our approach works?
Join our next free webinar or live workshop, and when you feel confident that property is for you (and it may not be) then you can explore our intensive property training courses and experience the difference for yourself.

All of our courses, whether online or in-person, come with a 100% money-back guarantee. Because we only want to work with people who are serious to get started on their journey and we stand by what we teach. You can check out our Trustpilot reviews here for that added level of confidence.