I asked them to say it straight, downsides included. I cut none of the criticism. Two below, the rest on the reviews page.
I publish reviews as clients give permission. Whoever said yes is here. Whoever didn’t – isn’t. I’m not going to invent any.
This opens the bot – six short questions so the call is about your case.
VIDEO · 5:34 · in Russian
Igor · villa in Ubud · housewarming, August 2026
"The developer ran late, but not by much – three or four months. Given how things are in Bali and Thailand right now, I call that fair"
Bought off-plan · 3–4 month delay · final payment after SLF
The housewarming: the client walks through the finished villa and talks about the contracts, the lawyers' amendments and the stage-by-stage payments.
VIDEO · 0:11 · in Russian
Alexander, bought in Pererenan. His own words.
"Behind every realtor who raises investment money, there's a graveyard of investors. We didn't join that graveyard"
VIDEO · 6:40 · in Russian
Alexander and his wife · Pererenan · August 2025
The full review: expectations, reality, and what he'd do differently. Downsides not cut.
$193,500 invested · $1,200/mo net rent · 7.4% yield · 13-year payback
VOICE · 0:50 · in Russian
0:00 / 0:50
Kirill · apartment in Bali · October 2025
"He broke every stage of the deal down in plain, human language"
VIDEO · 1:05 · in Russian
Victoria · Pererenan
"It was all exactly like that. No need to make anything up – that's exactly how it went"
They closed the deal remotely, from Ulyanovsk. The first time they saw the unit, it was finished – tenants already in.
TEXT · скриншот
Kirill · same client as in the voice review above · September 2025
"Super! Thank you for steering the deal. You were fully engaged and professional. No complaints"
The voice review above I did ask for – here's the message: "Could you record a few words about my work with you, as a voice message?" This text Kirill sent earlier, unprompted.
VIDEO · 0:32 · in Russian
Kirill · voice review in the chat
"I want to highlight how involved and professional he was"
VIDEO · 0:32 · in Russian
Pavel – replying to Kirill
"We have a team, lawyers…" – what the other side of the deal looks like.
VIDEO · 0:50 · in Russian
Ruslan and Anna · Moscow · a property at an early stage of construction
"We wanted to buy here last year – and didn't, purely because we couldn't find anyone to do it through"
VIDEO · 0:29 · in Russian
Ruslan and Anna · Moscow · closing day
"It's our first time trying this, and we don't want to risk big money. We want to see what Bali is and how real estate works here"
VIDEO · 0:27 · in Russian
Alexander and his wife · Pererenan · August 2025
"I asked the realtor to find a property that was already built. I put reliability first"
VIDEO · 0:27 · in Russian
Alexander and his wife · Pererenan · August 2025
"The 1,200 is absolutely net, in my pocket. Electricity, water, gas, internet, property management, cleaning – that's all on them"
Six fragments of one call: the lawyer and the contract, stage-based payments, the grace period, PBG, SLF, and her recommendation.
VIDEO · 1:15 · in Russian
Natalia · Sanur
The lawyer and the contract: who checked what before any money moved.
VIDEO · 0:48 · in Russian
Natalia · Sanur
Her contract ties payments to construction milestones. A milestone slipped – she didn't pay.
VIDEO · 0:55 · in Russian
Natalia · Sanur
The grace period in the contract – how it worked in practice.
VIDEO · 1:20 · in Russian
Natalia · Sanur
"The PBG wasn't issued" – a permit-check case before the deal.
VIDEO · 0:42 · in Russian
Natalia · Sanur
The SLF clause: what it is and why it matters.
VIDEO · 0:45 · in Russian
Natalia · Sanur · deal in progress
"I recommend him wholeheartedly. If anyone has doubts – I think I'll put them to rest"
VIDEO · 0:12 · in Russian
Alexander and his wife · Pererenan · August 2025
"The truth is always somewhere in the middle. You can go in, just go in carefully"
VIDEO · 0:32 · in Russian
Alexander and his wife · Pererenan · a year after the deal
"A crack ran down the wall – he's getting it all fixed under the developer's warranty. Helped install the cameras, went out there three times"
VIDEO · 0:25 · in Russian
Pavel – the lead-in
"Piles sticking out of the ground" – where Victoria's unit started.
VIDEO · 0:27 · in Russian
A walkthrough of the finished unit
B-roll, no sound.
VIDEO · 4:08 · in Russian
The build: from piles to a finished property
One property's timeline, frame by frame.
VIDEO · 1:53 · in Russian
A second property: from shell to finish
Timeline; signage and codes covered during anonymization.
One video and the documents I show clients.
VIDEO · 0:57 · in Russian
Pavel – the method
How I check a property before showing it to a client.
Numbers, names and branding covered with solid boxes. Click for full size.
Construction management contract – title block
Payment schedule tied to construction stages
PBG – header and building specs
PBG – the full document with its number
SLF – the full certificate, PBG number inside
SLF of a second property
PKKPR – land zoning validation
Apartment income report – monthly payouts
Management company's quarterly villa report
Villa price sheet – the full row
The same villa in the developer's grid – the full row
Agents' chat: the real resale terms
The client log – row density, phone numbers covered15.08.2025
CLIENT: “Pavel, hello. I’ve made my decision. Let’s list it at 140”
PAVEL: “CLIENT, good afternoon. Maybe it’s worth waiting a little? What I mean is, the yield could grow over the next 2–4 months. It happens. Then it can sell for more. Maybe worth waiting 6 months.”
The client had already signed off on the deal. I suggested putting it on hold. My commission along with it. The client had bought it without me – an overpriced unit from a developer I did not recommend.
12.08.2025
CLIENT: “200”
PAVEL: “At 200 it won’t sell with that yield.”
PAVEL: “140 max.”
PAVEL: “Or wait for the yield to rise.”
The very first conversation. A real price, not a pleasant one. The client had bought it without me – an overpriced unit from a developer I did not recommend.
These aren’t reviews. This is correspondence. The names are blacked out; the amounts are real.
I ask clients to say a few words after the deal. I ask outright – here’s the message.
“Could you record a few words about my work with you, as a voice message?”
And I ask them to tell it like it is, including what they didn’t like. I don’t cut the criticism. It’s more useful than praise.
These are reviews of deals, not of the course.
The course is new; no students with results yet. When they appear, I’ll post them right here – the good and the bad.
All materials are published with the clients' consent.
The figures shown are actual results of specific properties over the stated periods. They are not a forecast, an offer, or individual investment advice, and they do not guarantee a similar result.
This opens the bot – six short questions so the call is about your case.