In this episode, Noel dissects the catastrophic collapse of the Signature Group, a property scandal that wiped out nearly £140 million of investor capital. We look at the red flags that were ignored—fractional ownership models, rapid expansion, and the seductive promise of 15% guaranteed returns. Noel explains why investing in a "business" is not the same as investing in "property," and provides a brutally honest framework for retaining control of your assets.