Ray's story is a powerful example of how the right education, structure, and support can transform setbacks into opportunity. Below, Ray shares his journey in his own words. From financial hardship to securing a live development deal, and how Conclave gave him the tools to take control of his future in property.

Q. What was your situation before joining Conclave, and what motivated you to pursue education in property development?

Before joining Conclave, I was pursuing what I believed was the traditional pathway into property development. I had purchased a truck and trailer business with the intention of growing it and using the profits to invest in property.

Unfortunately, the information provided at the time of purchase was inaccurate, and the business failed, leaving me with significant debt and no assets. After a marriage breakdown in 2020, I had to start again. Between 2020 and 2023, I experienced multiple situations where my financial position was compromised. It’s not a victim story, just the reality of my journey.

Property had always been my long-term goal. I started learning about property more than 20 years ago, using traditional acquisition methods, but I knew they were slow and capital heavy. This time, I needed a strategy that didn’t rely on having money upfront.

I had previously completed MRP, Mark’s Property Options program, so I already understood the value of what he was teaching. When I revisited Conclave, I knew the mentoring program was what I needed. With no available capital, I got creative and used my SMSF to enrol in the program. It was a decision to take control of my future rather than wait for conditions to improve.

Q. Can you walk us through the property option deal you currently have on the table?

I’ve secured control of a site totalling 21,240m², with approximately 8,000m² of usable land after accounting for easements. The majority of the site is zoned residential, allowing for lot sizes of 600–700m², with a small portion zoned Large Lot Residential.

The site includes an existing three-bedroom double-brick house, an unapproved granny flat that will need to be removed, and a large shed.

I found the site using an aerial approach through Stash Property. Rather than focusing solely on lot size filters, I prefer to look at areas from above. This allows me to understand what’s happening in the broader precinct, consider adjoining opportunities and to think creatively, all of which aligns with how Conclave teaches site selection and opportunity identification.

Q. Which Conclave strategies or frameworks did you apply to this deal?

I followed the Conclave process step by step. I started by identifying residential sites from splitters through to larger subdivisions, then assess slope, services, zoning, and overlays.

Even when there are unanswered questions, I still send letters to vendors if the opportunity looks promising. The cost is minimal, and Conclave teaches that early engagement often leads to the best deals.

Once a vendor shows interest, I move into deeper due diligence. This includes Dial Before You Dig, updated cost estimates, conversations with council town planners and private planners, and running multiple feasibility scenarios. On this site, I tested townhouses, 400m² lots, and 600m² lots to understand how the numbers stacked up within the zoning framework.

This structured approach gave me clarity and confidence at every stage.

Q. What challenges did you face, and how did you overcome them?

The site has several overlays, such as flood, bushfire, and landslide, which can be intimidating if you don’t know how to manage them. Through Conclave, I learned that overlays don’t automatically kill deals, they simply require solutions.

I engaged both council and private town planners to understand the requirements and received positive feedback. I also identified a nearby subdivision and a pending DA next door, which reinforced that development in the area was achievable.

Another important factor was timing. Between my initial analysis and the vendor agreeing to move forward, comparable sale prices increased, improving the project’s overall feasibility.

Q. What was the turning point where everything started to click?

For me, the turning point was taking action.

I’ve always loved property and the creative side of development, but what truly changed things was realising I could control property without owning it, and without having personal capital. Conclave’s structure, combined with the level of support and practical education, gave me the understanding I needed to move forward with confidence.

Once I understood how option agreements work and how risk is managed through the process, everything fell into place.

Q. What did you learn from this deal that you wouldn’t have learned without Conclave?

The non-traditional way of doing deals and the emphasis on risk management were game-changers for me. Having worked in civil construction, I’ve always respected risk-aware decision-making, and Conclave’s approach aligns perfectly with that mindset.

Using option contracts to control sites, manage downside risk, and create opportunity is a powerful strategy. The program is comprehensive and practical, and it gave me the confidence to pursue opportunities I would have previously walked away from.

Q. How has your confidence in property development changed since completing Conclave?

Without hesitation — 100-fold.

Q. What does the potential upside of this deal look like?

The current projections indicate a 42% POC and approximately $2.1 million in potential upside. This creates an opportunity to restructure my financial position and focus more on property development and investment opportunities.

Just as importantly, this deal provides proof of concept. It validates the Conclave framework and gives me a repeatable model to apply going forward.

Q. What advice would you give to someone sitting on the fence about property development?

If you enjoy property and are willing to put in the work, the only thing holding you back is mindset. This is the best property course I’ve completed, and I’ve done several. For me, it’s a no-brainer.

Q. What’s next for you?

I’m focused on securing additional deals, transitioning into property development full time, and building my own investment and development company.

Ultimately, this journey is about creating generational change for my family and contributing to opportunities for others along the way.