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Updated 17 days ago, 11/10/2024
What’s your experience with Wagner Nolasco B2RDirect
Hello, My fiancé and I are about to wire down payment to invest for 3/2 SFR in Ocala, FL. It's a new construction building which will be finished building in Sep/Oct 2022. However, B2RDirect hasn't been provide any of pictures of real buildings yet. They only shared a master plan and pro foma with us. We were skeptical at first but then it is backed and recommended by senior counselor at NORADA company ( if anyone knows about Marco Santarelli). After I have read a bad review about this company on BiggerPockets forum, we are hesitant to move forward. We would like to hear from REI experts who have any experience with this company. Help, please~ We'd appreciate it. thanks.
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Quote from @John Labban:
Good morning Wagner,
Unfortunately, you are not there for your clients and I will tell you why:
1- You did not answer my last email
2- You signed up with D32 builder knowing that it is not a trustworthy company. BBB has them at a D- rating because previous similar bad outcome
3- If you are really in the same boat as us, you need to start a class action lawsuit that involves all the investors in that project and/or sent a complaint to the attorney general in Florida that involves all of us get him to liquidate his assets, pay us back and get him behind bars. Don't forget, your half brother destroyed your reputation.
Simple question was Wagner representing you as the buyer ??? it will be denoted on the purchase and sale contract or it will be denoted he is not representing you and only representing the seller.
This is the key point.. If the agent is representing the buyer then he for sure needs to take duty and care and to allow a buyer to send such HUGE deposits directly to the seller / builder and not to the title and escrow company is highly questionable for obvious reasons.
If indeed a loss is taken on this which it sounds like is a fair possibility then if the agent was representing you the agents E and O will/could kick in and that's where you might get some financial relief.
- Jay Hinrichs
- Podcast Guest on Show #222
Thank you for your input. The documents say he represents neither the buyer nor the seller. With the attached document, can you tell if Wagner has any responsibility to help the buyer. If not, then what he is trying to do is to avoid his reputation going down the drain and lose any future credibility and trust in the future.
Quote from @Jay Hinrichs:
Quote from @Cody Christensen:
Check this article from 4 weeks ago. Werner Macedo, co-owner of D32 with Doni from this article say they don't have money to payback our deposits. Well, this article says otherwise. I signed a cancelation contract in February 2023 for the 5 properties I put deposits down, totaling $224,000 in April of 2022. The cancelation contract stated they would refund my deposits in 6 months or if another buyer bought the contract for the properties. Whichever came first. That contract was up in August 2023 without any refunds. On August 8, 2024 they will be in breech of contract for a year now. I canceled because of on going lies about progress on the houses. Initially they said they would make payments to me and crap like they have millions in assets, just no liquid assets. Now they continually ghost me. Absolutely no communication. Their lawyer talked a few time with my lawyer from my home state but he just used delay tactics and bunch of bs. They have forced me to find a lawyer in Florida in order to get a judgement against them. With the numerous investors on this forum they have done this to, it is probably just the tip of the iceberg. The best part is, Wagner and Werner are brothers!! Ponzi scheme for sure. Then I find articles like this. Shamless.
https://www.liverpoolecho.co.uk/sport/football/football-news...
WOW.. 40k plus deposits on a home to be built.. ??? who does that.. And for rental houses. this is not common and absolutely crazy to do a deposit over maybe 5k or 10k.. I mean I build 700k plus homes in Oregon and get 10k deposits that go into ESCROW and if I don't deliver the Title/Escrow company would send them back.. This is insane that these guys got that large of deposits on a pre sale rental house construction sent directly to them. Geesh.
The Broker also who wrote those contracts and advised their clients to make these deposits most certainly has some liability here. And I suspect their E and O will kick in if this money is lost just sayin.. Of course the broker had to be representing you as the buyer and clearly denoted on the contract.. If the Broker was only representing the Seller then well you went un represented.. This FLA build new rentals got WAAAY over sold and huge FOMO that got buyers to lose their wits about how to protect their money..
This is has BK written all over it with monetary wipe outs..
@Jay Hinrichs, thanks for weighing in. You're absolutely right, and it’s frustrating to see so many buyers caught up in the same situation with Bennah Oaks and Nathi Townhomes. Several of us, myself included, were referred by Norada (Marco Santarelli). Until this point, I had nothing but great experiences with Norada's referrals in other markets, so I put my trust in them here as well.
As a veteran, I saved the money for these investments during my time on active duty and while working as a contractor in Afghanistan and Iraq for over five years. I believed I was putting that hard-earned money into something secure. It’s been incredibly difficult to see this situation unfold, especially given how much work and sacrifice went into saving for these properties.
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#5 All Forums Contributor
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- Lake Oswego OR Summerlin, NV
Quote from @John Labban:
Thank you for your input. The documents say he represents neither the buyer nor the seller. With the attached document, can you tell if Wagner has any responsibility to help the buyer. If not, then what he is trying to do is to avoid his reputation going down the drain and lose any future credibility and trust in the future.
personally I am just familiar with the basics of buyer seller representations in a general sense you will need a FLA Broker or Attorney to describe to you based on the documents you have if there is a Duty from the agent on this transaction.. If the agent is working for a RE broker I would be writing that broker.. If the agent is their own broker and a sole practitioner then you need someone else to decipher the agency relationships that may or may not exist.
- Jay Hinrichs
- Podcast Guest on Show #222
#5 All Forums Contributor
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#5 All Forums Contributor
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- Lake Oswego OR Summerlin, NV
Quote from @Paul Winka:
Quote from @Jay Hinrichs:
Quote from @Cody Christensen:
Check this article from 4 weeks ago. Werner Macedo, co-owner of D32 with Doni from this article say they don't have money to payback our deposits. Well, this article says otherwise. I signed a cancelation contract in February 2023 for the 5 properties I put deposits down, totaling $224,000 in April of 2022. The cancelation contract stated they would refund my deposits in 6 months or if another buyer bought the contract for the properties. Whichever came first. That contract was up in August 2023 without any refunds. On August 8, 2024 they will be in breech of contract for a year now. I canceled because of on going lies about progress on the houses. Initially they said they would make payments to me and crap like they have millions in assets, just no liquid assets. Now they continually ghost me. Absolutely no communication. Their lawyer talked a few time with my lawyer from my home state but he just used delay tactics and bunch of bs. They have forced me to find a lawyer in Florida in order to get a judgement against them. With the numerous investors on this forum they have done this to, it is probably just the tip of the iceberg. The best part is, Wagner and Werner are brothers!! Ponzi scheme for sure. Then I find articles like this. Shamless.
https://www.liverpoolecho.co.uk/sport/football/football-news...
WOW.. 40k plus deposits on a home to be built.. ??? who does that.. And for rental houses. this is not common and absolutely crazy to do a deposit over maybe 5k or 10k.. I mean I build 700k plus homes in Oregon and get 10k deposits that go into ESCROW and if I don't deliver the Title/Escrow company would send them back.. This is insane that these guys got that large of deposits on a pre sale rental house construction sent directly to them. Geesh.
The Broker also who wrote those contracts and advised their clients to make these deposits most certainly has some liability here. And I suspect their E and O will kick in if this money is lost just sayin.. Of course the broker had to be representing you as the buyer and clearly denoted on the contract.. If the Broker was only representing the Seller then well you went un represented.. This FLA build new rentals got WAAAY over sold and huge FOMO that got buyers to lose their wits about how to protect their money..
This is has BK written all over it with monetary wipe outs..
@Jay Hinrichs, thanks for weighing in. You're absolutely right, and it’s frustrating to see so many buyers caught up in the same situation with Bennah Oaks and Nathi Townhomes. Several of us, myself included, were referred by Norada (Marco Santarelli). Until this point, I had nothing but great experiences with Norada's referrals in other markets, so I put my trust in them here as well.
As a veteran, I saved the money for these investments during my time on active duty and while working as a contractor in Afghanistan and Iraq for over five years. I believed I was putting that hard-earned money into something secure. It’s been incredibly difficult to see this situation unfold, especially given how much work and sacrifice went into saving for these properties.
Well I am very sorry this has happened to you. And for sure its a cautionary tale to others and going forward you will know how to protect yourself.. I hope it works out ..
- Jay Hinrichs
- Podcast Guest on Show #222
Quote from @John Labban:
Good morning Wagner,
Unfortunately, you are not there for your clients and I will tell you why:
1- You did not answer my last email
2- You signed up with D32 builder knowing that it is not a trustworthy company. BBB has them at a D- rating because previous similar bad outcome
3- If you are really in the same boat as us, you need to start a class action lawsuit that involves all the investors in that project and/or sent a complaint to the attorney general in Florida that involves all of us get him to liquidate his assets, pay us back and get him behind bars. Don't forget, your half brother destroyed your reputation.
100% agree with you John.
Wagner doesn’t answered emails or voicemails much. And he is not helping, other than saying he is in a same boat. He said: What can I? D32 doesn’t talk to me…!
I don’t believe Wagner cares about us.
Quote from @John Labban:
Good morning Wagner,
Unfortunately, you are not there for your clients and I will tell you why:
1- You did not answer my last email
2- You signed up with D32 builder knowing that it is not a trustworthy company. BBB has them at a D- rating because previous similar bad outcome
3- If you are really in the same boat as us, you need to start a class action lawsuit that involves all the investors in that project and/or sent a complaint to the attorney general in Florida that involves all of us get him to liquidate his assets, pay us back and get him behind bars. Don't forget, your half brother destroyed your reputation.
Good morning John, im not aware of this class action lawsuit. Im here to help and continue to assist. Is there a group can you please include me. Thank you
Quote from @Jay Hinrichs:
Quote from @Cody Christensen:
Check this article from 4 weeks ago. Werner Macedo, co-owner of D32 with Doni from this article say they don't have money to payback our deposits. Well, this article says otherwise. I signed a cancelation contract in February 2023 for the 5 properties I put deposits down, totaling $224,000 in April of 2022. The cancelation contract stated they would refund my deposits in 6 months or if another buyer bought the contract for the properties. Whichever came first. That contract was up in August 2023 without any refunds. On August 8, 2024 they will be in breech of contract for a year now. I canceled because of on going lies about progress on the houses. Initially they said they would make payments to me and crap like they have millions in assets, just no liquid assets. Now they continually ghost me. Absolutely no communication. Their lawyer talked a few time with my lawyer from my home state but he just used delay tactics and bunch of bs. They have forced me to find a lawyer in Florida in order to get a judgement against them. With the numerous investors on this forum they have done this to, it is probably just the tip of the iceberg. The best part is, Wagner and Werner are brothers!! Ponzi scheme for sure. Then I find articles like this. Shamless.
https://www.liverpoolecho.co.uk/sport/football/football-news...
WOW.. 40k plus deposits on a home to be built.. ??? who does that.. And for rental houses. this is not common and absolutely crazy to do a deposit over maybe 5k or 10k.. I mean I build 700k plus homes in Oregon and get 10k deposits that go into ESCROW and if I don't deliver the Title/Escrow company would send them back.. This is insane that these guys got that large of deposits on a pre sale rental house construction sent directly to them. Geesh.
The Broker also who wrote those contracts and advised their clients to make these deposits most certainly has some liability here. And I suspect their E and O will kick in if this money is lost just sayin.. Of course the broker had to be representing you as the buyer and clearly denoted on the contract.. If the Broker was only representing the Seller then well you went un represented.. This FLA build new rentals got WAAAY over sold and huge FOMO that got buyers to lose their wits about how to protect their money..
This is has BK written all over it with monetary wipe outs..
I agree that the full 25% deposits were high for new build rather than EMD. But the deposits did go to an escrow company, not directly to the seller. Unless anyone else had a different experience?
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Quote from @Michelle C.:
Quote from @Jay Hinrichs:
Quote from @Cody Christensen:
Check this article from 4 weeks ago. Werner Macedo, co-owner of D32 with Doni from this article say they don't have money to payback our deposits. Well, this article says otherwise. I signed a cancelation contract in February 2023 for the 5 properties I put deposits down, totaling $224,000 in April of 2022. The cancelation contract stated they would refund my deposits in 6 months or if another buyer bought the contract for the properties. Whichever came first. That contract was up in August 2023 without any refunds. On August 8, 2024 they will be in breech of contract for a year now. I canceled because of on going lies about progress on the houses. Initially they said they would make payments to me and crap like they have millions in assets, just no liquid assets. Now they continually ghost me. Absolutely no communication. Their lawyer talked a few time with my lawyer from my home state but he just used delay tactics and bunch of bs. They have forced me to find a lawyer in Florida in order to get a judgement against them. With the numerous investors on this forum they have done this to, it is probably just the tip of the iceberg. The best part is, Wagner and Werner are brothers!! Ponzi scheme for sure. Then I find articles like this. Shamless.
https://www.liverpoolecho.co.uk/sport/football/football-news...
WOW.. 40k plus deposits on a home to be built.. ??? who does that.. And for rental houses. this is not common and absolutely crazy to do a deposit over maybe 5k or 10k.. I mean I build 700k plus homes in Oregon and get 10k deposits that go into ESCROW and if I don't deliver the Title/Escrow company would send them back.. This is insane that these guys got that large of deposits on a pre sale rental house construction sent directly to them. Geesh.
The Broker also who wrote those contracts and advised their clients to make these deposits most certainly has some liability here. And I suspect their E and O will kick in if this money is lost just sayin.. Of course the broker had to be representing you as the buyer and clearly denoted on the contract.. If the Broker was only representing the Seller then well you went un represented.. This FLA build new rentals got WAAAY over sold and huge FOMO that got buyers to lose their wits about how to protect their money..
This is has BK written all over it with monetary wipe outs..
I agree that the full 25% deposits were high for new build rather than EMD. But the deposits did go to an escrow company, not directly to the seller. Unless anyone else had a different experience?
if they went to escrow then why are they not being returned ?? is the counter party refusing to sign cancellations.. I know escrow wont release unless both parties sign. Or did the buyers authorize Escrow to pre release to the builder ????
- Jay Hinrichs
- Podcast Guest on Show #222
Quote from @Paul Winka:
Quote from @Jay Hinrichs:
Quote from @Cody Christensen:
Check this article from 4 weeks ago. Werner Macedo, co-owner of D32 with Doni from this article say they don't have money to payback our deposits. Well, this article says otherwise. I signed a cancelation contract in February 2023 for the 5 properties I put deposits down, totaling $224,000 in April of 2022. The cancelation contract stated they would refund my deposits in 6 months or if another buyer bought the contract for the properties. Whichever came first. That contract was up in August 2023 without any refunds. On August 8, 2024 they will be in breech of contract for a year now. I canceled because of on going lies about progress on the houses. Initially they said they would make payments to me and crap like they have millions in assets, just no liquid assets. Now they continually ghost me. Absolutely no communication. Their lawyer talked a few time with my lawyer from my home state but he just used delay tactics and bunch of bs. They have forced me to find a lawyer in Florida in order to get a judgement against them. With the numerous investors on this forum they have done this to, it is probably just the tip of the iceberg. The best part is, Wagner and Werner are brothers!! Ponzi scheme for sure. Then I find articles like this. Shamless.
https://www.liverpoolecho.co.uk/sport/football/football-news...
WOW.. 40k plus deposits on a home to be built.. ??? who does that.. And for rental houses. this is not common and absolutely crazy to do a deposit over maybe 5k or 10k.. I mean I build 700k plus homes in Oregon and get 10k deposits that go into ESCROW and if I don't deliver the Title/Escrow company would send them back.. This is insane that these guys got that large of deposits on a pre sale rental house construction sent directly to them. Geesh.
The Broker also who wrote those contracts and advised their clients to make these deposits most certainly has some liability here. And I suspect their E and O will kick in if this money is lost just sayin.. Of course the broker had to be representing you as the buyer and clearly denoted on the contract.. If the Broker was only representing the Seller then well you went un represented.. This FLA build new rentals got WAAAY over sold and huge FOMO that got buyers to lose their wits about how to protect their money..
This is has BK written all over it with monetary wipe outs..
@Jay Hinrichs, thanks for weighing in. You're absolutely right, and it’s frustrating to see so many buyers caught up in the same situation with Bennah Oaks and Nathi Townhomes. Several of us, myself included, were referred by Norada (Marco Santarelli). Until this point, I had nothing but great experiences with Norada's referrals in other markets, so I put my trust in them here as well.
As a veteran, I saved the money for these investments during my time on active duty and while working as a contractor in Afghanistan and Iraq for over five years. I believed I was putting that hard-earned money into something secure. It’s been incredibly difficult to see this situation unfold, especially given how much work and sacrifice went into saving for these properties.
#5 All Forums Contributor
- Lender
- Lake Oswego OR Summerlin, NV
- 61,736
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#5 All Forums Contributor
- Lender
- Lake Oswego OR Summerlin, NV
Quote from @John Labban:
Quote from @Paul Winka:
Quote from @Jay Hinrichs:
Quote from @Cody Christensen:
Check this article from 4 weeks ago. Werner Macedo, co-owner of D32 with Doni from this article say they don't have money to payback our deposits. Well, this article says otherwise. I signed a cancelation contract in February 2023 for the 5 properties I put deposits down, totaling $224,000 in April of 2022. The cancelation contract stated they would refund my deposits in 6 months or if another buyer bought the contract for the properties. Whichever came first. That contract was up in August 2023 without any refunds. On August 8, 2024 they will be in breech of contract for a year now. I canceled because of on going lies about progress on the houses. Initially they said they would make payments to me and crap like they have millions in assets, just no liquid assets. Now they continually ghost me. Absolutely no communication. Their lawyer talked a few time with my lawyer from my home state but he just used delay tactics and bunch of bs. They have forced me to find a lawyer in Florida in order to get a judgement against them. With the numerous investors on this forum they have done this to, it is probably just the tip of the iceberg. The best part is, Wagner and Werner are brothers!! Ponzi scheme for sure. Then I find articles like this. Shamless.
https://www.liverpoolecho.co.uk/sport/football/football-news...
WOW.. 40k plus deposits on a home to be built.. ??? who does that.. And for rental houses. this is not common and absolutely crazy to do a deposit over maybe 5k or 10k.. I mean I build 700k plus homes in Oregon and get 10k deposits that go into ESCROW and if I don't deliver the Title/Escrow company would send them back.. This is insane that these guys got that large of deposits on a pre sale rental house construction sent directly to them. Geesh.
The Broker also who wrote those contracts and advised their clients to make these deposits most certainly has some liability here. And I suspect their E and O will kick in if this money is lost just sayin.. Of course the broker had to be representing you as the buyer and clearly denoted on the contract.. If the Broker was only representing the Seller then well you went un represented.. This FLA build new rentals got WAAAY over sold and huge FOMO that got buyers to lose their wits about how to protect their money..
This is has BK written all over it with monetary wipe outs..
@Jay Hinrichs, thanks for weighing in. You're absolutely right, and it’s frustrating to see so many buyers caught up in the same situation with Bennah Oaks and Nathi Townhomes. Several of us, myself included, were referred by Norada (Marco Santarelli). Until this point, I had nothing but great experiences with Norada's referrals in other markets, so I put my trust in them here as well.
As a veteran, I saved the money for these investments during my time on active duty and while working as a contractor in Afghanistan and Iraq for over five years. I believed I was putting that hard-earned money into something secure. It’s been incredibly difficult to see this situation unfold, especially given how much work and sacrifice went into saving for these properties.
class action is what you see on TV unless there is insurance money to go after you guys are going to have to pay a LARGE retainer to engage an attorney.. and if your deposits are only 40k or so Suing is a waste of time and money for any litigation that small
- Jay Hinrichs
- Podcast Guest on Show #222
Quote from @John Labban:
Quote from @Paul Winka:
Quote from @Jay Hinrichs:
Quote from @Cody Christensen:
Check this article from 4 weeks ago. Werner Macedo, co-owner of D32 with Doni from this article say they don't have money to payback our deposits. Well, this article says otherwise. I signed a cancelation contract in February 2023 for the 5 properties I put deposits down, totaling $224,000 in April of 2022. The cancelation contract stated they would refund my deposits in 6 months or if another buyer bought the contract for the properties. Whichever came first. That contract was up in August 2023 without any refunds. On August 8, 2024 they will be in breech of contract for a year now. I canceled because of on going lies about progress on the houses. Initially they said they would make payments to me and crap like they have millions in assets, just no liquid assets. Now they continually ghost me. Absolutely no communication. Their lawyer talked a few time with my lawyer from my home state but he just used delay tactics and bunch of bs. They have forced me to find a lawyer in Florida in order to get a judgement against them. With the numerous investors on this forum they have done this to, it is probably just the tip of the iceberg. The best part is, Wagner and Werner are brothers!! Ponzi scheme for sure. Then I find articles like this. Shamless.
https://www.liverpoolecho.co.uk/sport/football/football-news...
WOW.. 40k plus deposits on a home to be built.. ??? who does that.. And for rental houses. this is not common and absolutely crazy to do a deposit over maybe 5k or 10k.. I mean I build 700k plus homes in Oregon and get 10k deposits that go into ESCROW and if I don't deliver the Title/Escrow company would send them back.. This is insane that these guys got that large of deposits on a pre sale rental house construction sent directly to them. Geesh.
The Broker also who wrote those contracts and advised their clients to make these deposits most certainly has some liability here. And I suspect their E and O will kick in if this money is lost just sayin.. Of course the broker had to be representing you as the buyer and clearly denoted on the contract.. If the Broker was only representing the Seller then well you went un represented.. This FLA build new rentals got WAAAY over sold and huge FOMO that got buyers to lose their wits about how to protect their money..
This is has BK written all over it with monetary wipe outs..
@Jay Hinrichs, thanks for weighing in. You're absolutely right, and it’s frustrating to see so many buyers caught up in the same situation with Bennah Oaks and Nathi Townhomes. Several of us, myself included, were referred by Norada (Marco Santarelli). Until this point, I had nothing but great experiences with Norada's referrals in other markets, so I put my trust in them here as well.
As a veteran, I saved the money for these investments during my time on active duty and while working as a contractor in Afghanistan and Iraq for over five years. I believed I was putting that hard-earned money into something secure. It’s been incredibly difficult to see this situation unfold, especially given how much work and sacrifice went into saving for these properties.
I agree with this question. Do you think filing a class action lawsuit is a better option? And have any of you already started a lawsuit?
The builder is in breach of our agreement. I signed a contract stipulating that the full funds, with interest, were to be returned to me by October 1, 2024. Despite this, they have failed to respond adequately. Audrey Wanich, their attorney, drafted the contract, yet I’m now facing a lack of transparency regarding when I will receive my deposit back.
I have deposits to be returned also but hang in there. I want to share with others that I called the Attorney for D32 today and she stated that the storms knocked out the internet and the offices but it was not a reason for any delay on the return of deposits. While not being specific as to why there were delays (except what we know-that there is a wait on the process of a national builder buying out properties), she said they were temporary delays recently and that they were not permanent. She stated that even tried to add buffers to the date of returns proposed but that of course didn't work if you haven't had your deposits returned.
I want to be on that WhatsApp channel too
Wagner -if you don’t start responding and helping your clients through this , no one will ever work with you again. Please respond to me asap.
Quote from @John Labban:
I want to be on that WhatsApp channel too
Same here please. Can someone direct message me with the what's app #
I experienced the same issue, which has been frustrating, especially since it was my first investment decision. My funds have remained stagnant for three years. I signed up for the devolution in July, and there hasn't been any progress since.
I would like to be include in the wastapp group, please let me know what I need to do.
Thanks in advance.