The Multifamily Mindset program. Biggest regret of so many people. Is it a scam?

[Lutfiya Mosley]

There are a lot of questions about whether or not MFM is a scam. The definition of a scam is a deceptive scheme, act, or operation. From this definition and my experience with the Multifamily Mindset and their employees, independent contractors, and sponsors they promote that is exactly what it is in my opinion.

I joined the program in June of 2021. There were no reviews on the company that I could see at the time. After I joined there was one very specific, honest review by Zach Harsh and boy did he get slandered for it. The company was going around the US making a ton of money at the height of its popularity and other people who had similar experiences to him said nothing at all which cost people like me everything I worked towards financially.

First off you, are paying at least 40k for expert mentorship my brochure said. Although not everyone, they pick and choose who they charge what to. They also ask people to look into their financials and assets at the sales event. For no reason that will benefit you. The salespeople also act like they will keep in touch and sponsor deals for you but they don’t. The company had no “coaches” who had experience in this aspect of real estate (multifamily value add syndication). This has been admitted by almost every coach themselves.

Here is a list of other common lies at the sales event which is a three-day “class” you pay $1500 for:

• 1. The salespeople including Tyler Deveraux himself tell people we will get you in your first deal and have it closed in three months. They started having a guy from a company called Pathways come to these events and get people to put 40k on 4 or 5 credit cards which put them in massive debt and wrecked their credit because of this dishonesty as well as other things said in the three days.
• 2. You get paid a 5% acquisition fee and regular cash flow with low risk. I own a property with Tyler Deveraux, Ryan Woolley and their partners Lisa and Greg Parrish. This size fee is a red flag to lenders, they look for 1% so that is what they put on the closing statement. The property I am on with them has been neglected to the point I received a notice of default. Myself and other investors have received no cash flow in over two years. There is a lot of money unaccounted for and nobody will answer any questions. The people you pay to mentor you will fully shut you out and do things behind your back. This has cost me personally in so many ways.
• 3. The salespeople tell you they will keep in touch and hold your hand through the transactions but they will not contact you after they get you to pay unless you have capital for a deal of theirs. Many 506b deals are pitched to new students including ones that are failing and the students have no knowledge in this industry to understand what is being presented. I can name at least four or five.
• 4. Tyler Deveraux, Ryan Woolley, and their partners and sponsors they promote have gotten students and their families and friends into horrific situations with neglected properties and take no responsibility for it. They refuse to give investors the information they ask for such as who is the loan through, what kind of state it is in, and who are the GPs, LPs, profit and loss statements. They have done multiple capital calls on one property just for it to foreclose. There are multiple properties they own in the same condition now. Many students and their family and friends have money in these. Students are so scared they don’t say anything in hopes their family won’t lose it all.
• After four years of running a deceptive business and getting students locked into deals with them and their employees or associates, the owners are trying to split up and there's a lawsuit between them. Three men started this and if you read the lawsuit it should prompt you to steer clear of all of them. Todd Millar is just trying to disappear as if he never participated, taking no responsibility for all the money people are asking for back. Tyler Deveraux continues this mess and takes people’s money for little to no value based on lies at the sales events. Ryan Woolley is saying Tyler abused him and all this isn’t his fault. He is trying to collect all the hurting students for his new investment company.

Tyler Deveraux and Ryan Woolley are both starting new companies. Tyler’s is Nalu capital and Ryan’s is 7Reigns. Both companies have recently closed on transactions with people new to the industry who have no idea how much their current investors are hurting. This should not be allowed. They both have done so many people wrong and so have the sponsors they promote to the students. They have left so many people in terrible financial situations due to dishonesty and if you got involved in an investment with them like I did it will be one of your biggest regrets. I would never get involved with any of these people or anyone associated with them if I could go back so hopefully this helps someone else.

[Tyler Deveraux]

Fiya,

As you well know, I don’t usually respond to online drama. You've been posting defamatory remarks consistently now for two years and have only heard from me once. Which raises the obvious question: why am I responding to you now, and why didn’t I respond earlier?

The reality, I honestly hoped you’d get it out of your system and move on to your next chapter. That obviously hasn't happened. It is clear that you are hurt, confused, and frustrated, and I'm genuinely sorry you feel that way. The last thing I want to do is add to that hurt, my calling is to build, not destroy. At this point though, I feel it's irresponsible NOT to reply. I'm not here to argue or paint you in a negative light, I'm simply here to clarify and remind you of the FULL picture.

And for the record, we’re not perfect... hell, I’m definitely not perfect... and we’re always looking for ways to grow and improve. Since you left, we’ve revamped coaching, added mastery tracks, expanded group coaching, launched a new learning platform to tailor mentorship to each student’s level, added more in-person touch points and much more.

When energy points toward growth, amazing things happen.

Fiya, I can't help but think about the unbelievable impact you could be making in the world if you directed your energy toward growth and production. I have read the many messages we exchanged over the time you were in our program more than once. One of the very first messages you sent me continues to stick out:

“You guys are all leading by action… I’ve had some people do me dirty the last year in business. They totally took advantage of me as a single parent. It hurt but motivated me to do more and give more... You’re providing a safe space for women to do business and I don't know if you understand how much that has changed some of your lives.”

I remember reading that and being so proud of what we’re doing as a company. I’m still proud about what we do as a company. But looking back, I also see a pattern that will keep sabotaging you if you allow it... blaming someone else, playing victim, and then bringing those habits into the next thing you decide to pursue. You were meant for so much more than that.

All right, let’s address what you’ve been saying that simply isn’t true, or at least isn't completely true. There is partial truths in most things, but partial truths are where the devil creates the most confusion. (Which is why I mentioned that you were "confused" above.) The devil uses those partial truths as a tool to derail the most capable people from reaching their full potential.

"The Multifamily Mindset is a scam"

A scam is a dishonest, fraudulent scheme to trick someone into giving up money. That’s not who I am, and it’s not what we do. One of the hardest parts of this business is knowing I can’t make anyone successful. That’s on the individual. The second-hardest is when someone who didn’t do the work tries to smear my name to save face.

You can’t complain about the results you don’t have from the effort you never gave fully.

Let’s look at your situation and let anyone, including you, decide if that’s a “scam.”

- You enrolled in a 6 month mentorship. You didn’t pay a dime. Someone else paid $27,000 for you because they felt for your situation. To be fair, you may have paid that person back and I would have no way of knowing that, so for sake of argument I will give you the benefit of the doubt and assume that you did.

- We kept you in the program for over two years... well beyond the contractual term.

- We partnered with you on a deal. We sponsored it, raised the capital, and ran the operations (you sourced it). You were paid $173,676.50 as your acquisition fee.

- You then chased a second deal. Our coaches told you to pass. I told you to pass. You didn't. You struggled to raise, missed the mark, and lost your EMD. You've said it was $50K but it wasn't. The seller and I, who I know very well, spoke during that time and he agreed to refund all but $10,000.

So let’s do the math:

• Mentorship cost: – $27,000 (Assuming you paid that person back from your first acquisition fee)
• Deal #1: + $173,676
• Deal #2: – $10,000
• Net: + $136,676

And then you tried suing me for $1,000,000 in damages. Call me crazy, naïve, or biased, but... doesn’t that look like the scam? 🤷🏼‍♂️

Now, the “partial truths” that create the most confusion:

“We pick and choose what we charge and to who.”

The partial truth: not everyone pays the same amount.

The complete truth: we offer different levels of service, like any business. Early on, not everyone heard every option at live events. We fixed it years ago, now every buyer sees a printed, side-by-side of all packages before deciding. You came through 4+ years ago. We learned. We improved. That’s what growing businesses do.

When energy points toward growth, amazing things happen.

“There were no coaches with syndication experience.”

The partial truth: some coaches weren’t lead syndicators.

The complete truth: we have all sorts of different coaches. We have mindset, accountability, and expert coaches (capital, underwriting, acquisitions, asset mgmt, etc.). Some own hundreds of units, some thousands. Several were employees of my investment company and played major roles in 3,500+ units acquired, while supporting students who’ve now surpassed $1B in transactions. Regardless... we’ve since tightened coach/mentor criteria even more because when energy points toward growth, amazing things happen.

“A deal was foreclosed due to neglect, and you shut me out of communications.”

The partial truth: a deal did go to foreclosure, and we removed you from internal channels.

The complete truth: taxes, insurance, and interest rates all spiked together at unprecedented levels. A rate cap also expired in the middle of all this and the renewal cost was mid-six figures. If you remember, this was the primary reason a capital call was needed.

We met as a team to discuss the capital call and lender plan. You then posted fragments of an internal ops call publicly, framed them as a narrative, and spooked investors and lenders during the exact window we needed unity. That disrupted the capital call and crushed restructuring talks. We removed you to protect the process, not to punish you. My lesson? I should have removed you earlier.

That was one of the most difficult things I had ever navigated and I did it alone. While I did everything in my control to save that deal, including dumping nearly $200k of my own money into the deal, on top of what I had already invested, you were on Facebook sabotaging those efforts and then complaining about the outcome you were creating. You should have been taking notes.

I documented everything I learned during that process, created a 147 page manual on avoiding/navigating foreclosure and have shared it with as many people as possible so they don't have to go through it. When energy points toward growth, amazing things happen.

“There’s a lawsuit because of deceptive business practices.”

The partial truth: Ryan left in Oct 2023 and sued months later.

The complete truth: he demanded a buyout the business couldn’t remotely support; when it didn’t happen, he filed a suit full of baseless claims. He ran day-to-day investments. I signed on loans and put in capital. He couldn’t sign due to credit/net worth and didn’t invest meaningful personal money. I’ll address his claims where they belong... in court, with documents.

"We will get people into their first deal within 3 months."

The partial truth: nothing.

The complete truth: Here’s reality that never changes: buying apartments and building a business isn’t easy. Once again, I can't make anyone successful, that is up to the individual. It demands commitment especially when things don’t go as planned. Not everyone who starts the journey finishes it... true in multifamily, true in any business. But those who do the work consistently, especially under pressure, earn the outcome. Again, true in every business I know because when energy points toward growth, amazing things happen.

"5% acquisition fee is a red flag to the lenders so we put 1% on the closing statement."

The partial truth: nothing.

The complete truth: lenders underwrite the loan, the sponsors and the business plan; the acquisition fee is a sponsor/GP structuring item that has nothing to do with them. It was absolutely disclosed in every required area.

You've also mentioned previously that the "purchase price was lowered but the acquisition fee was determined off the original purchase price." The purchase price was never lowered, there was a seller credit issued to us at closing. That's a different thing.

"Sales people pretend they'll keep in touch and sponsor deals, but don't."

The partial truth: those helping at the event don't stay in touch with and/or sponsor everyone.

The complete truth: the people who assist with those events are students who have become successful in this business and all of them have partnered up and sponsored student deals. I can't force them to do business with anyone though, that's not how it works.

All that said, some students have formed lifelong partnerships with those "sales people," including Bo & Kaitlyn who you sat next to at your initial 3 day training. They now own well over 1,000 units and are full time investors... because when energy points toward growth, amazing things happen.

"How do you respond when you hit a stumbling block and things don't go according to plan?"

I'm going to end by posing the question above. I've learned that their are typically 3 reactions...

1- Learn & Grow. You take the stumbling block, learn from it, and use it as a stepping stone to take you to the next level. It's amazing what these people accomplish by channeling their energy towards growth.

2- Anger & Frustration. Instead of learning and growing from the stumbling block, you get embarrassed and angry. While those in #1 use the stumbling block as a stepping stone, those in #2 start throwing stones at anyone they can blame. I'm obviously an easy target for some people... I'm ok with that.

3- Quit. They determine that this journey isn't for them, for whatever reason, and they quit.

Fiya, what if you would have chosen option #1 instead of option #2? How much different would your life be? What would you have been able to accomplish with those powerful learning lessons?

My hallucination... I believe you would be our most successful student to date.

If you spent a fraction of the time you’ve put into posts, reviews, calls, and podcasts into growing your business... the quiet reps, the underwriting, the broker trust, the lender relationships... you might have crossed a billion by yourself by now. (Please don’t take that as a guarantee. We’ve been down that road. 😉) I want to be clear, that’s not a dig. It’s a nudge and a reminder that you are capable of so much more than this season has shown.

The good news, it's never too late. My hope is that you decide to stop the self sabotaging pattern I mentioned in the beginning and point your energy towards growth, in places that will better your life. I pray that you'll begin to realize that you are the captain of your ship, and instead of trying to place blame when you experience a challenge, you'll take ownership and learn from that challenge.

All in all, I hope you'll remember... When energy points toward growth, amazing things happen.

Regardless of what and when you decide... I'll be cheering for you.

All my best,
Tyler Deveraux