My $100K Loss With Jimmy Vreeland / Vreeland Capital
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.
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#2 Tax, SDIRAs & Cost Segregation Contributor
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#2 Tax, SDIRAs & Cost Segregation Contributor
- CPA, CFP®, PFS
- FL
Elliot, that’s a painful experience, and the part that stands out most is that the same issues repeated across multiple properties rather than being isolated to one deal.
At this point, I’d separate the emotional frustration from the financial cleanup and go property by property. Reconcile what you originally funded, what was actually spent, which charges were authorized, what improvements were completed, what each property ultimately sold for or is currently worth, and what documentation you have supporting every overrun and change order.
I’d also have a CPA review the tax treatment of each property separately. The two flips may be treated differently from the two rentals depending on how the properties were held and operated. Properties held primarily for sale in an active flipping business are generally treated differently from investment property, while rental losses can be limited by the passive-activity and at-risk rules.
For the rentals, I’d also look at whether there are still depreciation or cost segregation opportunities that could improve the after-tax result. But cost seg should not be sold as a blanket tax savings. If the resulting rental losses are passive and you cannot currently use them, those losses may simply carry forward.
If flipping is something you plan to continue independently, that active income is also where an S-Corp may be worth evaluating once the activity and profits justify it. And if there are disputed charges or amounts you believe may never be recovered, I’d have both your attorney and CPA review the facts before assuming there is a tax deduction. The treatment of an actual deductible loss depends heavily on what happened and how the transaction was structured.
The biggest lesson I'd take forward is to independently verify the rehab budget, ARV, contractor scope, and exit assumptions even when the investment is marketed as "done for you."
Happy to connect!
- Ashish Acharya
- [email protected]
- 941-914-7779
