How to Find Rent-to-Rent Serviced Accommodation (R2SA) Deals
When you're starting out in serviced accommodation, the biggest question is usually this: how do I actually find the properties?
There are two main routes:
Through letting agents
Direct to landlord
I’ve done both. They both work. But one is definitely easier than the other. Let’s break it down.
First Things First - Know Your Pitch
Before you start calling agents or messaging landlords, you need to know your business model.
You need to be able to explain clearly and confidently what you do, how it works, and why it benefits them. Something along the lines of:
“We are a serviced accommodation provider, we rent properties from landlords and operate it is a short-term let. We provide guaranteed rent, cover all minor maintenance, and ensure the property is kept in 24/7 showroom condition. There are no fees involved and it’s very hands off.”
I’ll usually mention:
We invest into the property at our expense (furnishings, redecoration)
We keep it in excellent condition because our business model relies on 5-star reviews
We’re incentivised to maintain the property better than a standard tenant would
There are no voids - rent is guaranteed every month
If we don’t pay or fulfil our obligations , the landlord can end the agreement quickly - unlike an AST where eviction can take months and months
It’s completely hands-off for the landlord
We can typically pay market rent (sometimes slightly more, sometimes slightly less, depending on the property and location)
Just by explaining that clearly, confidently, and without over-selling - you’re already ahead of 90% of people in the game.
Letting Agents
Most landlords let their properties via an agent. It’s hands-off for them. The agent takes a fee and handles everything - viewings, contracts, tenant checks, the lot.
Why Letting Agents Can Be Good
✅ They often work with portfolio landlords, which is ideal if you find one who’s open to this model. Portfolio landlords typically own multiple properties in similar areas. So if you prove the concept on one, there’s often potential to secure more in the long-term.
✅ More stock, more options. Letting agents always have new properties coming in, the majority of UK renting is done via an agent.
✅ If you find a good agent who trusts you, it’s a goldmine. You only need to prove yourself once. If you’re reliable, take properties quickly, look after them and pay the rent on time - they’ll keep coming back to you. You’re making their life easier.
Why Letting Agents Are Challenging
❌ You’re not speaking directly to the landlord. The agent becomes a middleman. Which means you need to convince them and then they need to convince the landlord. Most of the time, your strong pitch and messages gets lost in translation and creates friction.
❌ Many agents won’t even run it by the landlord. If they’ve had one or two bad experiences, they’ll say no without asking. They’ve been put off and it’s now “company policy” that they do not deal with serviced accommodation operators.
❌ A lot of people get into SA badly. Fresh off a property course, most newbies treat it like a passive side hustle, and ruin the industry reputation for the rest of us. They secure a deal, run it poorly, don’t look after the property, and the agent gets burned. After that happens once or twice, the agent puts a wall up.
❌ Referencing/affordability checks can be strict. You’d need to be earning around 30–36x the monthly rent to pass affordability checks. This means you will need to:
Be employed and earn a high-enough salary
Have someone who is happy to act as a guarantor with the required salary
Or be prepared to pay 6–12 months up front (not ideal for a cashflow model)
Strategy for Making Agents Work
Have a confident, simple pitch
Know what you’re talking about (or at least sound like you do)
Practice in areas you don’t want to operate in
Focus on smaller, independent agents as they’re usually more open
Use Rightmove and Zoopla - I found most success by targeting the newest listings and getting in early, or the older listings where the landlord may be more motivated to non-traditional options.
Most agents will shut you down. Just accept that and move on.
Aim for 30 no’s a day. Along the way, 1–2 of them might say yes. It’s a numbers game.
Direct to Landlord
This is the better option. No middleman. No gatekeeper. You speak directly to the landlord and can present yourself exactly how you want.
(Note: some small letting agents use OpenRent too, but they’re typically way more open-minded than high street agents.)
Why It’s Better
✅ Easier to sell the idea. You’re in full control of how it lands. It’s not filtered through an agent.
✅ Stronger terms are possible. You can negotiate rent-free periods, no deposits, and longer agreements.
✅ Deals can move fast. You’re speaking with the decision maker, and 90% of the time there’s no referencing involved.
I don’t believe in over-selling. Either they see the value you are proposing, or they don’t.
Over time I’ve realised...
There are two types of landlords:
Type A: Very hands-on, very controlling. Wants to know exactly who’s in the property at all times. Doesn’t like change. Sticks to what they know. These landlords will never say yes and that’s fine. Accept it and move on.
Type B: Hands-off. Doesn’t really care who’s in the property as long as it’s legal, the rent’s paid, and the property is well looked after.
You’re looking for Type B landlords. They’re out there. You just need to find them.
Where to Find Them
The main platforms:
OpenRent – The best platform. Landlords pay to list, so you're dealing with real owners (99% of the time, always requested proof of ownership before handing any money over).
Gumtree & Facebook Marketplace – Both can work, but they’re full of scams. Anyone can list for free, so proceed with caution. I’ve secured viewings on Gumtree. Facebook’s never closed a deal for me.
OpenRent is by far the best.
But be careful - if you bombard landlords or show too many red flags too quickly, you’ll get shadow banned. There’s no warning. Replies from landlords just stop.
OpenRent is built for traditional lettings and not people like us.
Messaging Strategy
I could write a full blog just on this (and probably will). But for now, here’s the key structure:
Find suitable properties on OpenRent
First message along the lines of: Hi, is the property still available? Looks great.
If they reply, second message: Introduce what you do, ask if it’s something they’d consider
If they say yes, ask for a quick call to explain properly
If they prefer not to share their number, ask for an email
Qualify that they’re fully happy with the tenancy structure
Book a viewing
Then secure the deal off-platform
Important:
If they say no, think to yourself - “fantastic, no problem at all” and move on.
The right ones will say yes.
The Volume You Need
This isn’t about messaging five landlords and hoping for a win.
Since January 2023, I’ve messaged over 27,000 landlords and properties via OpenRent.
I’ve secured 100–120 properties for myself and clients.
That’s a conversion rate of around 0.4% - or 1 deal for every 250 to 270 messages.
But here’s the upside:
If done properly, each property could generate anywhere from £500/month (budget model) to £10,000/month (luxury model).
One of our 2-bed properties made £9,900 profit in a single month. Yes, really.
Check out my other blog: Budget SA vs Luxury SA - it explains the difference in depth.
Final Thoughts
If you’re looking to find your first SA deal, or you’re scaling up, here’s what it takes:
✅ Consistency
✅ A simple, effective script (not what everyone else is using)
✅ Willingness to do volume
✅ Confidence on the phone
✅ Respectful, clear communication
✅ Good manners and strong follow-up
✅ Patience - some landlords may say no today but yes in 6 months
And most importantly - go for no.
This mindset has helped me more than anything else.
Don’t chase yes’s. Set yourself a goal to hit 30 no’s a day and watch how a few yes’s naturally follow.
Stay consistent. Build a pipeline.
Landlords remember people who show up well. I’ve had deals fall through where the landlord chooses someone else at the time… and then months later, they came back to me because I left the right impression.
So put in the reps and deliver a high quality experience for the agent/owner.
If you do that, you will have lots of deals in no time.
