I invested through Jimmy Vreeland / Vreeland Capital's turnkey real estate system and lost over $100K across four properties (two flips and two rentals) over more than a year.

This was not a single bad deal or isolated mistake. The same pattern repeated across multiple properties, time periods, and geographies within the system.

The model was marketed as a fully managed, "done-for-you" investment system handling acquisition, renovation, and property management. That structure was a major reason I invested.

In practice, my experience involved repeated construction-cost overruns, extended delays, poor communication, misrepresentations, and final property values that came in significantly below projections. Rehab budgets were repeatedly exceeded, timelines extended by many months, and projected ARVs did not match actual outcomes.

Examples from my deal-level reconciliation included:

- Rental 1 - Missouri: Rehab ran 77% over budget and eleven months late; estimated loss of over $25K+ versus Vreeland's stated ARV.

- Flip 1 - Missouri: about $19,000 net loss after rehab ran 22% over budget and the sale price was $55,000 below the stated ARV.

- Flip 2 - Arkansas: about $55,000 loss on disposition.

- I also paid $13,000 in program fees over 13 months.

Additional contractor charges were assessed during the process that I had not authorized through an executed agreement or approved change order.

I sent Jimmy Vreeland a formal resolution request on March 7, 2026. After discussing it with him, I sent supporting deal reconciliations, spreadsheets, change orders, and invoices on March 12, then followed up on March 13 and 16. My proposed resolution was not substantively addressed, and communication ultimately stopped without meaningful resolution.

While real estate investing always carries risk, my expectation was reduced complexity through professional execution. Instead, the outcome required substantial owner oversight and produced significant financial losses.

Based on this multi-property experience, I would not invest with Jimmy Vreeland / Vreeland Capital again.