A suitable property.
Understand local demand, room pricing, lease costs and the permissions needed before committing to a deal.
Co-living education · AustraliaA different way
A different way
into property.
Property Cashflow Institute (PCI) helps Australians learn to build a co-living cashflow business, without buying a property. Get practical education, deal guidance and mentorship as you work through your next steps.
Understand the model. Assess the numbers. Build with support.
A business built aroundBetter shared living.
Smarter property use.
Smarter property use.
12Months of individual mentorship
05Property strategies to explore
02Weekly group coaching sessions
The opportunity, explainedYou don’t have to own it
You don’t have to own it
to operate it.
Co-living arbitrage means leasing a suitable property, with the right permissions, and operating it as a shared home. Your business earns the difference between room income and its costs.
A well-run shared home.
Plan the furnishing, resident experience and operating systems that help turn a property into a functioning business.
Numbers that stack up.
Track room income against rent, utilities, management, maintenance and vacancy. Focus on what remains after costs.
This is an operating business with costs, responsibilities and risk. Suitable permissions, local requirements and the economics of each property need to be assessed individually.
The Property Cashflow SystemFrom “where do I start?”
From “where do I start?”
to a plan you can follow.
Learn the foundations, work through the decisions and get support as you implement. Our education follows the practical stages of building a co-living business.
Start with Free TrainingBuild your foundations
Clarify your goals, understand cashflow and capital growth, and explore the markets and entry paths that suit your situation.
Learn the operating model
Work through acquisition, room pricing, feasibility, setup and the day-to-day management of a shared property.
Understand structure & permissions
Learn what to investigate for your state and property, and where you need professional advice before proceeding.
Put your plan into practice
Bring your questions and potential deals to coaching. Use the community, resources and implementation support as you move forward.
Refine, then scale
Review the performance of your first property and strengthen your systems before considering additional opportunities.
Inside the PCI toolkitLess guesswork.
Less guesswork.
More informed decisions.
See how our tools support the work behind a co-living business: assess a deal, map your next steps and research an area. Explore the guided previews below.
ILLUSTRATIVE EXAMPLE · NOT A LIVE DEAL
Room income / week$1,800
Lease + operating costs / week$1,500
$300 / weekExample operating surplus before tax & setup costsFeasibility Calculator
Bring room rents, occupancy, setup costs and ongoing expenses into one assessment. See which assumptions drive the numbers.
Explore the calculator preview
- Build the income picture. Assess each room’s rent and a realistic occupancy assumption.
- Include the costs. Consider the head lease, utilities, insurance, management, maintenance and initial outlay.
- Stress-test the result. In this simplified example, a 10% reduction in rent collected reduces the $300 weekly surplus to $120, with costs unchanged.
This preview uses invented example figures. It is not a property recommendation or a complete feasibility assessment.
YOUR PATHWAY · GUIDED PLANNING
01 / Starting positionResources & goals
02 / First opportunityPathway & criteria
03 / Next stepsAction plan
A plan to work through with your coachStrategy Navigator
Map where you are starting, where a first deal could come from and what the numbers would need to look like.
Explore the planning preview
- Start with your situation. Identify your available time, resources and experience.
- Define your criteria. Consider a suitable pathway and the assumptions behind your goal.
- Turn it into actions. Bring your plan and questions into coaching as you work through the next decisions.
Planning figures are projections. A pathway is not a promise of a deal or an income outcome.
RENTAL RADAR · RESEARCH LAYERS
LocationStates & suburbs
Market contextRecorded demand
Local anchorsHospitals & universities
Research first. Verify property by property.Rental Radar
Explore recorded suburb observations, room demand and local anchors to guide your next research questions.
Explore the research preview
- Narrow the research area. Use state and recorded-demand filters to explore suburbs.
- Investigate the context. Consider rent spread and nearby hospitals or universities alongside your own research.
- Verify before acting. Check current listings, actual property costs and the permissions needed for that specific property.
Recorded manual observations are not a live feed. Demand indicators do not establish profitability or lawful property use.
Website previews only. Working tools and AI-assisted deal sourcing are included in the 12-month mentorship; these previews do not provide member access.
Find your entry pointDifferent starting points.
Different starting points.
A strategy that fits.
Co-living arbitrage is our core model. We also teach alternative approaches so your next step reflects your resources, experience and goals.
House hacking
Explore how shared living could work in your own home, including layouts, setup and the numbers.
Consulting
Learn to develop a co-living consulting offer, including pricing, assessments and reports.
Conversions
Assess a property’s suitability for co-living and understand the work, costs and approvals to investigate.
Capital partnering
Explore working with a capital partner, with attention to structure, responsibilities and professional advice.
Student storiesDifferent lives.
Different lives.
Real steps forward.
Meet members putting the model into practice. These are individual experiences shared with PCI—not promises about what you will earn.
Josh McGuire
Teacher · South Australia~$70,000
Across two co-living deals · annualised, not a completed yearJosh secured his first WA deal through relationships in the PCI community, then added a second. He uses a hybrid management model while continuing his teaching career.
“Everyone’s got 24 hours in a day... I just made the time.”Josh, on making space for the work
Read Josh’s story
Josh’s first Fremantle property was reported at around $40,000 a year net. His second took the combined reported figure to roughly $70,000. After trying outsourced deal sourcing, he found traction through the community.
These are figures reported in PCI’s student success document, not independently audited accounts. “Net” is the source’s description; tax treatment, financing and all cost inclusions have not been independently verified.
Amy
Making more of her own home$650–$700
Rental income, before expensesAmy’s family created a self-contained rear section of their home and chose long-term residents. They continue to live in the front and manage resident communication themselves.
“We don’t really put many hours into it.”Amy, describing her day-to-day management
Read Amy’s story
The previous three residents paid $700 a week combined. The incoming couple’s rent was $650 a week, with bills included. These figures describe different tenancies, not guaranteed occupancy or net profit.
Amy says the extra cashflow helped her family reduce work hours. Setup costs, approvals and ongoing expenses must be assessed for any similar project.
Jordan
First-time operator · Western Australia5 weeks
To secure his first deal · source-reportedStarting with no property experience, Jordan secured a five-bedroom WA rental and worked through feasibility, the lease and furnishing. His story is about taking ownership of the process.
“It’s my business, and that’s what I’m learning.”Jordan, on becoming an operator
Read Jordan’s story
The property was leased at $1,000 a week. The document’s cashflow numbers were projections while setup and room-filling were still underway, so they are not presented here as achieved profit.
The student document reports five weeks to secure the deal. In the handover interview below, Jordan describes roughly six to seven weeks from joining to collecting the keys. These refer to different milestones. Securing a lease is not evidence of achieved profit.
Source: PCI Student Success, supplied October 2026. Stories and quotes are selected excerpts. Results are self-reported, vary between participants and are not independently verified or necessarily typical. Annual figures may reflect an annualised run rate rather than a completed financial year. Setup costs, vacancy, operating expenses, tax and time commitments affect outcomes. No income or result is guaranteed.
Hear the stories in their own words.
Josh: building alongside a teaching career
FULL INTERVIEW · 33 MINJosh discusses his starting point, community connections and the work of filling and managing shared homes. Annual cashflow figures are self-reported estimates, not audited completed-year results.
Watch on YouTube ↗
Amy: making more of the family home
HOME WALKTHROUGH · 6 MINAmy explains her home-sharing setup, resident communication and the difference it made for her family. The weekly rent discussed includes bills and is before expenses.
Watch on YouTube ↗
Jordan: the day he picked up the keys
FIRST-DEAL INTERVIEW · 11 MINFilmed at handover in Landsdale. Jordan talks through feasibility, support and taking responsibility for the business. The $33,000 annual figure in the video is a projection before operation, not earnings already achieved. Jordan also says he knew Justin personally before joining.
Watch on YouTube ↗YouTube video players load when you choose to play; preview images load from YouTube when displayed. Individual experiences are not necessarily typical. Figures, dates and assumptions reflect the time of each recording; no outcome is guaranteed.
More than the numbersShared homes.
Shared homes.
Real connections.
Good co-living also means thinking about the people who live there. Jordan shared this moment from a birthday dinner with his housemates.
Explore the Free TrainingEducation that connects to action
What does PCI include?
A 12-month mentorship combining one-to-one support, weekly group coaching and recorded learning. Work through co-living arbitrage with people you can bring your questions to—from assessing a property to running it.
12 months of mentorship
Get individual guidance as you learn the model, assess opportunities and work through implementation. Additional one-to-one calls are available within the same week, with the appointment time subject to availability.
Two group calls each week
Join Jarred’s Tuesday coaching and Justin’s Thursday coaching. Bring questions, work through decisions and learn from other members. Coaching sessions are recorded for you to revisit.
Your own deal room
A dedicated space for one-to-one support on your property journey. Discuss opportunities, feasibility assumptions and the next steps to investigate before committing.
Direct Discord support
Message the team in your own Discord deal room and receive an individual response within 24 hours. Learn alongside a member community sharing experience and opportunities.
Training, tools & recordings
Access prerecorded learning and coaching recordings, plus feasibility, planning and research resources. AI-assisted deal sourcing tools and agents are included in the mentorship. Suggested opportunities still need human assessment and due diligence.
Help building your local team
Learn how to arrange property management, local inspections, setup and maintenance—including when you operate interstate. Understand which roles you need and what to ask before engaging a provider.
Your enrolment offer sets out the fees, access and service terms. Property setup and operating costs are separate from the education program. Confirm any professional-service or deal-sourcing arrangements before engaging a provider.
Where we focus
PCI primarily focuses on Western Australia, Queensland, South Australia, New South Wales and Victoria. We teach members to identify the specialist advice and checks needed for their chosen location.
Requirements differ by state, council, property and proposed use. A general education resource is not approval for a particular property.
How we help you operate interstate
Learn to coordinate people on the ground for inspections, furnishing, resident management and maintenance. The aim is a business with clear responsibilities and a local support team.
Deal-sourcing opportunities may be shared within the community. Availability varies, and every opportunity needs its own due diligence.
Meet your educator
Let Justin explain the model.
A short introduction to how co-living arbitrage works, why permissions matter and where operating costs fit. Start here if this is a new approach for you.
How the co-living model works
WITH JUSTIN YOUNG · 5 MINGeneral education from PCI’s founder. Assess your own circumstances and seek suitable independent advice before acting.
Watch on YouTube ↗People in your cornerMeet your educators.
Meet your educators.
Understand your support.
PCI brings together operating experience, structured education and a community to help you work through the practical questions.
Justin Young
Founder · Property Cashflow Institute
Justin brings hands-on co-living operating experience to PCI’s education, coaching and implementation support.
Jarred Katzenberg
Coaching Partner · Jabel Property
Jarred is CEO and Director of Jabel Property, a Victorian rooming-house specialist. His work spans rooming-house strategy, conversions and operations. Jabel’s public profile describes almost a decade of hands-on experience.
Tuesdays
Coaching with Jarred
Live group coaching and questions.
Thursdays
Coaching with Justin
Work through your next steps.
Student success
Support with Ana
Onboarding and implementation support.
Stay connected
Member community
Individual answers in Discord and your own deal room during your mentorship.
An informed starting point
Is this the right next step for you?
The aim is to understand the commitment before you make one.
A practical fit if you’re ready to…
- Set aside time to learn, research and operate a business.
- Assess setup funding and reserves before committing to a lease.
- Work through permissions and property-specific requirements.
- Ask questions, take ownership and implement what you learn.
Pause and investigate if you need…
- Guaranteed income or a guaranteed timeframe.
- An entirely passive investment with no operating work.
- A property handed to you without your own due diligence.
- To commit money you cannot afford to put at risk.
A conversation can help clarify the program. Independent advice can help you assess your own circumstances.
Build your understanding
Three questions worth asking first.
How does co-living cashflow work?
Start with room income actually collected, then deduct the head lease and operating expenses. Occupancy, utilities, maintenance, insurance and management all affect the result. Setup costs and tax need their own treatment. Gross rent is not profit.
A useful assessment compares a base case with lower occupancy and higher costs. The calculator preview above shows why a small change in income can materially change the surplus.
Explore the feasibility preview →What should I check before signing a lease?
Investigate written permissions, the proposed tenancy arrangement, local planning and building requirements, insurance and the property's suitability. What works for one property or state may not work for another.
Check live market evidence and the full costs of the specific deal. Do not treat an owner's permission, a research map or an example property as confirmation that your own arrangement meets every requirement.
Read the education disclaimer →What does operating a shared home involve?
Furnishing, advertising, resident communication, maintenance and managing vacancies are part of the operating work. The time involved can change significantly between setup, a tenancy change and a settled household.
Josh and Jordan discuss the work behind their progress. Amy describes managing her own home-sharing arrangement. Their situations differ, which is why the context matters as much as a headline figure.
Hear the student interviews →A little more clarityGood questions.
Good questions.
Clearer next steps.
What is co-living arbitrage?
It is a business model where an operator leases a suitable property, obtains the necessary permissions and rents rooms to residents. Potential cashflow is the room income remaining after lease and operating costs. PCI teaches how to assess and operate this model.
Do I need to buy a property?
Buying a property is not required for the core arbitrage model. You still need to assess setup costs, lease obligations, operating reserves and permissions. Other strategies taught by PCI may involve a home or property you already own.
How much money do I need to start?
There is no single amount that fits every property or strategy. Setup can include bond, rent in advance, furnishing and operating reserves. The right starting point is a feasibility assessment based on your circumstances and the actual costs of the proposed deal.
What support does PCI provide?
PCI provides 12 months of one-to-one mentorship, your own deal room, direct Discord support, two group coaching calls each week, prerecorded learning and coaching recordings. You also learn how to assess deals and build the local team needed to operate. Explore the inclusions and confirm fees and service terms in your enrolment offer.
Can this work anywhere in Australia?
Our primary markets are WA, Queensland, South Australia, NSW and Victoria. Property economics, rental demand and requirements differ by location, and each property needs its own assessment. Education is not a substitute for advice from appropriately qualified local professionals.
Are income or results guaranteed?
No. Outcomes depend on the property, market, costs, permissions, capital and your implementation. Vacancies and unexpected expenses can affect performance. Consider the risks and seek independent advice before making commitments.
See what’s possible.
Start with understanding.
Watch the free training to explore the model, or apply for a strategy call to discuss whether it fits your situation.
01 / Your starting point
Discuss your goals, experience, available time and resources.
02 / Your questions
Ask about the program, coaching, tools, fees and what implementation involves.
03 / An informed next step
Understand the options and review the relevant details before deciding whether to enrol.