After 82 property deals, Michael (aka The Property Philosopher) knows exactly which strategies he'd avoid in 2026 — and which still earn S tier status. Spoiler: the flashiest ones rank worst.Michael Wilson learned property from scratch — no rich parents, a building apprenticeship, and a first deposit scraped together over 18 months by selling nearly everything he owned. 82 deals later, he joins the Blueprint Finance podcast to rank every major NZ property strategy for today's market — and to get honest about the hard lessons: the servicing wall that stalls most portfolios, the ”ignorance tax” that cost him six figures, and what happens when a council changes the rules halfway through your deal.CHAPTERS00:00 — Meet Wils Diggity: 82 property deals, learned from scratch00:30 — Trouble with the police at 20, and the question that started it03:00 — The apprenticeship plan and 18 months to a first deposit05:30 — Three properties in 12 months: buy, add value, revalue06:30 — Hitting the servicing wall09:00 — The ignorance tax: six figures left on the table10:30 — When the council changes the rules mid-deal13:00 — Why a 20% development margin isn't enough14:00 — The flip with a buried surprise15:00 — 12 years of cycles: pivoting the strategy every time18:00 — What you want to do vs what gets you there21:00 — The property clock: where Auckland sits now23:00 — 20 spec builds later… same net worth27:00 — The blind ranking: S tier to D tier28:30 — BRRR and the Dunedin ”free house”31:00 — Is flipping back in 2026?32:30 — Build-to-rent and finance risk34:30 — Subdivisions and relocatable homes36:00 — The mansion effect: Z tier38:00 — Gross vs net yield: the 12.6% trap39:30 — What investors actually wantLINKSThinking about your next investment property? Book a Property Portfolio Review with the Blueprint team:https://blueprintfinance.co.nz/property-investment-review/?utm_source=youtube&utm_medium=description&utm_campaign=podcast_ep26Free calculators + the POAI newsletter:https://blueprintfinance.co.nz/poai-newsletter/?utm_source=youtube&utm_medium=description&utm_campaign=podcast_ep26Follow Michael: https://www.instagram.com/wils_diggity/Read more about him: https://nzpropertyinvestor.co.nz/meet-the-property-philosopher/This episode is general information only, not financial advice. Blueprint Finance is a licensed financial advice provider (FSP 1006023).