ComplaintsforInvictus Cashflow

• Initial Complaint

  06/03/2023

  Complaint Type:

  Customer Service Issues

  Status:

  Unanswered

  More info

  I joined Invictus Project 100, and purchased a home from the company. I later found out that they added a 32K mark up from the cost they purchased the house. I asked about this prior to purchase, and they lied and said they on do a 5-7% markup from their purchase price. I paid about a 35% markup.My experience mirrors the complaints that proceed mine. I feel SCAMMED and I have been Ghosted by this company that was supposed to manage the renovations of my property and prepare it for market. The agreement was for the property to be completed with renovations by June 2022, they didn't start any work on the house until Oct 2022, and now in June of 2023 the house is still not done and the company has disappeared. Not one response from anyone one member in over 45 days. I am trying to move forward with the property on my own, however I cant get access to the property that is out of states. Invictus has my keys, and there is no response. the work done on the property was not over seen properly by any project manage r, which that agreed to have onsite weekly. This company in the year has had multiple workers quit and my once project manager stated she quite because the company is scamming ppl out of their hard -earned money. This company is a SCAM. I will not have to take legal action to access my property.

• Initial Complaint

  01/05/2023

  Complaint Type:

  Service or Repair Issues

  Status:

  Unanswered

  More info

  This company is an absolute SCAM! I initially paid $5000 just to use their "expertise." I then purchased a home in ******* for $80,000 cash. I have a signed agreement with Invictus that they would renovate the property by July 2022 for $20,000. They took my first $20,000 draw, and essentially ruined the property. There were burst pipes that were left on for weeks and months, which caused severe damage to the foundation. I paid to replace the water heater, and they duct taped it to the wall, a major fire hazard. They tore up the floors and collapsed the ceiling, and just left it. I paid to have trash and furniture removed from the property, but they refused to finish the job, and I had to pay a third party $4000 to clean up their mess. They also painted everything blue, including the windows and smoke detector. I had a realtor inspect the property, and it is now worth $35,000 after the "renovation" by Invictus and ***********************. I was told they would buy back the property by the previous owner/partner, *************************, but after he left, ******** refused to work with me or negotiate. I was told, "it's your house" and therefore my problem to deal with. I am losing over $75,000 of my personal funds because Invictus refuses to deliver on what was promised, and what they agreed in writing to accomplish. I sent them a request to mediate, and I have not heard back from them. It is impossible to get in contact with *********************** because, from his own words, "he's just an important person, and doesn't have time." Instead, I have to deal with his incompetent and very defensive secretary ****. This entire experience has been a complete nightmare, Invictus is intending to walk away as though nothing happened. They are unwilling to negotiate or work with me. The public has a right to know about this dishonest and shady company.

• Initial Complaint

  05/26/2022

  Complaint Type:

  Order Issues

  Status:

  Answered

  More info

  I paid Invictus Method/CashFlow $15k upfront for a SCAM! Their business model is to find and sell clients distressed property. They also oversee all contractors/renovations. The triplex that I purchased is in Indiana. (I live in *** *****, they live in Arizona...Arizona conditions apply) I paid Invictus Method $15k up front for a "lifetime" partnership of these deals, $105k for the property that they found as a wholesale deal, and $38k to Invictus Method for the renovations. In October 2021, I received the original scope of work. The original completion date was supposed to be around January 2022. Here are my complaints: 1. Invictus Method continuously lies to me regarding the completion dates. This was supposed to be a 3 month project and is now at 7 months. (Tenants of the third unit left on Jan 3, but other units were available to work on the entire 7 months) I have a timeline below. 2. Items of the original scope of work changed, and I was never advised or consulted. There are many items missing from the original scope of work and my floors are also uneven. 3. There was a major water leak in January 2022 that started on a Saturday, and was not turned off until Tuesday afternoon. I was lied to by their team - they told me in writing that it was turned off first thing Monday morning. However, the town has proof that it was not turned off until Tuesday afternoon. I was forced to pay for all damages (thousands of dollars taken from my renovation budget) and water/sewage bill from the leak, even though 50% of the leak occurred after Monday morning. They claim it was a frozen pipe, but they gave no proof and had no investigation done. I have it in writing that Invictus Method would pay for all utilities during the renovations. They were unwilling to negotiate any of this, or take fault for anything. 4. I received a lien notice in the mail, due to Invictus Method never paying for the utility bills, which were in their name and they agreed to pay (in writ

  Business response

  06/09/2022

  RESPONSE From Invictus Method:
  
  
  Invictus Method's business model is to help our clients create a larger investment portfolio without it becoming their full time job.  We have an office staff in Arizona and an office staff in Indiana.  In addition, we have multiple teams of contractors we work with who bid out all renovation jobs for us on a regular basis, thus providing a good network of professionals in these states that individual property owners living in other states all over the U.S. trying to renovate their own investment properties don't have.
  
  
  A client pays $15,000 to be part of a group called Project 100 with Invictus Method and that is a lifetime membership fee that enables them to have our company do many things on their behalf.  We find and source properties in 3 different states and add them to an inventory list that only Project 100 clients have access to.  Clients have a dedicated Investment Counselor, Title Coordinator, Project Managers (onsite), Utility Coordinator, vetted Property Management Company referrals, and a customer service representative all at their disposal to handle all of the processes for them during their time as a member of Project 100.  There are too many benefits to list for the client, and if they didn't have a team like ours they would be handling everything on their own which is like a full time job.  We are not in a "partnership" with the client as far as benefiting from any of the rehabbed property value, future rental income, any profit coming to the client from the eventual sale of their property, etc.  We do not share in the profits, so we do not share in the costs.  The client owns their property alone.  We have even offered that we would buy back the property from her at the cost she was into it plus $5k and that offer has not been responded to or accepted at this time.
  
  
  
  

  Customer response

  06/09/2022

  As you can see, Invictus Method provided no response to my actual complaints against them. They offered to buy back my house, only if I retracted the BBB statement.
  
  BBB has advised me to only go through the BBB complaint process to ensure the business does provide the resolution that I am requesting.
  
  Current requested retribution: I would like the initial $15k refunded. I also want to be reimbursed for half of the leak damages and half of the $516 utility fees (refer to my original statement regarding that Jan leak situation), reimbursed for all funds for the uneven flooring, and also the portion of funds from uncompleted work from the $38k and original scope. 
  I will be seeking a total refund equal or greater than $25k.
  
  
  Also, Invictus will need to contact my realtor by June 17 if any items need to be collected from the property. As stated previously to them, I listed the property in "as-is" condition through my realtor and it is being shown to buyers. They have her contact information. 
  
  Also, Invictus Method is responsible for paying a $86 water bill that was just emailed to me. I have a written confirmation that Invictus is to pay all utilities. 
  
  I have added much more to my original BBB complaint, all new details have been sent to the BBB. This includes statements from the town & police, current photos of interior and exterior, etc. 
  
  
  It is completely clear that Invictus Method has not provided a competent and reliable 3rd party contractor to provide all services, materials and labor for the renovation of the triplex. It is completely clear that Invictus Method has lied to me over and over again (which I can prove), and they are NOT to be trusted.

  Business response

  06/10/2022

  RESPONSE From Invictus Method:
  
  Invictus Method's business model is to help our clients create a larger investment portfolio without it becoming their full time job.  We have an office staff in Arizona and an office staff in Indiana.  In addition, we have multiple teams of contractors we work with who bid out all renovation jobs for us on a regular basis, thus providing a good network of professionals in these states that individual property owners living in other states all over the U.S. trying to renovate their own investment properties don't have.
  
  A client pays $15,000 to be part of a group called Project 100 with Invictus Method and that is a lifetime membership fee that enables them to have our company do many things on their behalf.  We find and source properties in 3 different states and add them to an inventory list that only Project 100 clients have access to.  Clients have a dedicated Investment Counselor, Title Coordinator, Project Managers (onsite), Utility Coordinator, vetted Property Management Company referrals, and a customer service representative all at their disposal to handle all of the processes for them during their time as a member of Project 100.  There are too many benefits to list for the client, and if they didn't have a team like ours they would be handling everything on their own which is like a full time job.  We are not in a "partnership" with the client as far as benefiting from any of the rehabbed property value, future rental income, any profit coming to the client from the eventual sale of their property, etc.  We do not share in the profits, so we do not share in the costs.  The client owns their property alone.  We have even offered that we would buy back the property from her at the cost she was into it plus $5k and that offer has not been responded to or accepted at this time.
  
  In regard to **** ******** complaints:
  
  1. Invictus Method continuously lies to me regarding the completion dates. This was supposed to be a 3 month project and is now at 7 months. (Tenants of the third unit left on Jan 3, but other units were available to work on the entire 7 months).
  
  Reply:   The Scope of Work is an estimate of the work to be performed and we give an estimated amount of time needed based on that.  Once an owner closes on a property we have a group of contractors that will bid out the job for time and cost based on an estimate when walking the property at that time.  They cannot see through walls, under floors or underground of course.  We did estimate that the work would take  3 months or so, however things are taking three times as long in some instances in the construction industry due to many things ranging from material shortages & delays across the board, labor shortages, utility company and city offices delays, weather for sure during that entire portion of the calendar year, owners of properties not wanting to pay their bills on a job causing contractors to pause work done there, and basic unexpected items arising during the rehab when we get into everything and can really see what's going on inside, underneath, etc.  
  
  2. Items of the original scope of work changed, and I was never advised or consulted. There are many items missing from the original scope of work and my floors are also uneven. 
  
  Reply:   Again, the Original Scope of Work is an estimate of  work, time and cost potentially needed at a property.  After the closing the contractors bidding process takes place and an updated Scope of Work is put together, which is what we base things off of for moving forward with the rehab work to be done.  Clients sign a Consultant Agreement with dates, information and specific draw amounts on each job.  **** ******** estimated reno budget based off of the updated Scope Of Work was $38,000 and she was only charged that amount.  She was charged in compliance with Section 5 of her signed Consultant Agreement in three separate draws throughout the rehab process totalling that amount of $38,000.   Invictus Method has absorbed additional costs on this project in conjunction with the actual rehab as the total paid out to the contractors is already at $40,913.78.  That could have been charged to the client and was not, as a kind gesture to help soften the blow of the job taking more time than anticipated due to things out of our control as a company and going on industry wide.  The client is apprised of everything going on throughout the reno process with weekly video updates from the Project Manager for the job as well as countless other communications.  Per the scopes of work, new flooring was to be laid.  During the reno process it was found that there was a slight slope in the floors in an area due to this being an old house and the years of settling that had occurred.   The contractor did take this into consideration and leveled the floor in that area appropriately.  This was to save the client thousands of extra dollars to jack up the floor, redo the foundation and then lay new flooring, and even more money she would have lost due to the time that all of that would have taken.   If the client would like to have the floors completely leveled out, this would be done by agreement and with a change order approved and signed by her and paid for by her up front for that extensive cost and work to be performed.
  
  3. There was a major water leak in January 2022 that started on a Saturday, and was not turned off until Tuesday afternoon.  I was lied to by their team - they told me in writing that it was turned off first thing Monday morning. However, the town has proof that it was not turned off until Tuesday afternoon. I was forced to pay for all damages (thousands of dollars taken from my renovation budget) and water/sewage bill from the leak, even though 50% of the leak occurred after Monday morning. They claim it was a frozen pipe, but they gave no proof and had no investigation done. I have it in writing that Invictus Method would pay for all utilities during the renovations. They were unwilling to negotiate any of this, or take fault for anything. 
  
  Reply:  There was a major water leak in January caused by a burst pipe due to the freezing temperatures.  From what we can tell it went from a Saturday through to the following Tuesday.  In our emails with **** we thought it was found on a Monday, but it was a Tuesday.  The contractors are not at the property every day.  The point being that the first day of the week they were at this property the leak was found from the frozen burst pipe and the water was shut off at the valve right away.  No one from our office "lied" to the client, and the appropriate course of action took place.  The client was not "forced to pay thousands of dollars in damages taken from her reno budget".   In fact, the only amount the client was held responsible for was the exorbitant additional expense in the water bill due to the burst pipe above the average standard utility bill that we pay on her behalf monthly during the rehab phase.  She is the owner of the property so she will have unforeseen expenses arise.  Invictus Method did offer to pay for all of the standard monthly utility bills during the reno process (right after closing on the property in an email with the client) as a courtesy, even though the Consultant Agreement clearly states in Section 10 that the owner shall provide and maintain water and electrical services, at all times maintain water lines during the construction as applicable, AND shall permit Invictus Method, LLC to use at no cost any electrical power and water necessary to carry out and complete the work.  The water utility bill cost associated with the burst pipe totaled $943.63.  The client was given a credit of $427.63 that Invictus went ahead and paid as we would have had standard average utility fees to pay for that time period anyway, so the client was charged $516.00 total as the owner of the property.  So, we were willing to negotiate and we did help out in the payment of that excessive water bill even though we are not the owner of the property.
  
  Thank you so much,
  Invictus Method, LLC
  
  
  

  Customer response

  06/10/2022

  Refer to my comment about the $25k refund. Please read all complaints in their entirety. I have also submitted far more complaints to the bbb since the original.

*Some consumers may elect to not publish the details of their complaints, some complaints may not meet BBB's standards for publication, or BBB may display a portion of complaints when a high volume is received for a particular business. ↩