The Property Coach makes YOU succeed with Your Property Investments

We provide independent Property Mentoring, Education, Coaching, Inspiration and Success Tools.

With us you will Fast Track your Property Success so that you can live the life you really want.

Join our Community of Property Fans and get Property Investing Education, Inspiration, Private and Group Coaching, Mentoring and Success Solutions. Click here to Join for FREE today while Offer lasts.

You can trust us that we will not sell you or market to you directly or indirectly Properties or Financial Services and Products; we believe in “teaching you how to fish” and not to “give you the fish”.

ThePropertyCoach was founded by Carlo Mariani, successful Property Investor, Entrepreneur and Success Coach.

Check out some of our recent contributions to the Property Woolf podcast and to the Real Estate Investor Magazine.


Workshops and Masterclasses for Aspiring and Existing Property Investors

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Do you also want “information you cannot get anywhere else”?

Nwabisa “to be part of the session is a very amazing opportunity”

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Want to Write Profitable and Risk-Free Offers to Purchase?

Web Special - Invest only R 399 in your Property Education and Save Millions on Bad Deals, Risky Deals and Fraudulent Deals

A highly personalised and customised Coaching Programme to allow you to reach the next level of Property Success. Available both as a face-to-face and remote engagement option. Explore your Property Diamond and Get the Strategy that is right for you. Make the most of your time and money with our VIP experience & Fast Track your Property Success
Want to Fast Track Your Property Success? #takeaction #investinyourself #education We hold practical, interactive and fun events packed with knowledge, tips and tricks (from full-day to 2-hour Masterclasses). Join our community and be the first to know and get Early Bird Specials
Join our Community of Property Fans
A 6-month Programme that will transform you into an Advanced Property Investor. A rich experience of masterclass content normally only available to our VIP Private Coaching clients; additionally you get to network with like-minded professionals and develop peer-to-peer accountability. You also get FREE access to my personal Fast Track Success Team and get their services at discounted rates.
Get access to a massive value package, including a minimum 20% discount on Conveyancing Fees, Property Inspection Providers, Rates Troubleshooters, Trust Formation and Management Services, as well as, of course, all of our Property Education services (including ad-hoc one-on-one sessions and Workshops / Masterclasses). From only R 199 per month.

Our Education philosophy is that we “teach you how to fish“, we don’t give you “the fish”.  We don’t sell or market Properties neither directly nor indirectly.

If you want to take control of your Financial Future and build sustainable Wealth that will grow for generations to come, then ThePropertyCoach is the right place for you to invest in yourself and in your Property-specific education.

Our Education is practical, based on success stories and focused on action, not theoretical models. What we teach is inspired and built on the practical experience of Carlo Mariani, Founder of ThePropertyCoach, through his personal property investments and the experience of his mentors and students.


Fast Track Your Property Success. Take Action.


Carlo Mariani



Finding Great Deals without going to Auction

Acquiring Properties below Market Value is a critical part of ThePropertyCoach methodology to Fast Track Your Property Success; “but where are the sweet deals?” is a question that many property investors do not have an answer to.


It is important to appreciate that a “sweet” Property Deal is not only defined by its Purchase Price, but also by the Terms and Conditions of the Purchase Agreement.


Quite a few Aspiring Investors believe that Auctions, whether private or sheriff auctions, are the best place to find great deals; accordingly, they venture themselves in bidding at auctions with very mixed results. While “bargains” can be sometimes found at auctions, it is important to have a full understanding of the significant risks inherent to the Terms and Conditions of bidding at auctions.


Two risks that stand out for me are the risks around “rouwkop” (or liquidated damages) and the inability to guarantee that vacant occupation will be granted contained in many “standard” auctions Terms of Bidding; the high costs of evictions and litigation, as well as the uncertainty around lending policies in South Africa should be duly considered before bidding at auctions. Let me admit I am not the biggest fan of Auctions; and one of the main reasons for this is that I want you to write an Offer to Purchase that minimise the deal risk for you, not for the Seller or for the Intermediary; we teach you how to do that in our exclusive Property Mastermind.


So if you are not getting deals below Market Value and want to give Auctions a break, here are four practical tips and strategies for you to implement:

Success Hack #1 – Focus on “need to sell”

There are two types of Sellers, those that want to sell and those that need to sell; focus exclusively your time and energy on first quickly identifying the 10% of sellers that need to sell and then make offers in writing, not verbally, to dramatically increase your credibility with the Seller and create a direct communication channel with the Seller.

Success Hack #2 – Embrace Rejection

Unless 90% or more of your Offers to Purchase are not accepted, you are offering too much. Getting properties below market value is a combination of quality and quantity of sourcing and marketing activity; embracing the reality of getting a lot of “no’s” to your “cheeky” offers will ultimately get you great property deals.

Success Hack #3 – Use the 1% / 99% rule

To achieve what only 1% of people achieve, you need to do what 99% of the people are not prepared to do. That includes disciplined execution of your acquisition plan (i.e. stick to one or two areas rather than spreading yourself thin geographically), patience and resilience through short term failures, investing in your property-specific education and embracing direct marketing instead of relying on the big property portals.


Success Hack #4 – Be likeable and Trustworthy

Bob Burg once said “All things being equal, people do business with, and refer business to people they know, like and trust”. I love that. So how are you making sure that you are on the “black book” of real estate intermediaries when they come across those sweet deals that you want? Whether you have lots of cash and / or finance lined up, always be the more likeable and trustworthy Property Investors and many amazing deals will ultimately come your way


“Fix your course to a star and you will navigate any storm.” – Leonardo Da Vinci.