{"id":531647,"date":"2026-03-18T22:38:08","date_gmt":"2026-03-18T22:38:08","guid":{"rendered":"https:\/\/www.newsbeep.com\/us\/531647\/"},"modified":"2026-03-18T22:38:08","modified_gmt":"2026-03-18T22:38:08","slug":"private-lenders-say-they-lost-thousands-in-subject-to-real-estate-deals-tied-to-bg-ventures","status":"publish","type":"post","link":"https:\/\/www.newsbeep.com\/us\/531647\/","title":{"rendered":"Private lenders say they lost thousands in \u2018subject-to\u2019 real estate deals tied to BG Ventures"},"content":{"rendered":"

JACKSONVILLE, Fla. \u2013 As the News4JAX I-TEAM<\/a> continues investigating risky \u201csubject-to\u201d real estate deals<\/a>, a new group says they\u2019re also facing major financial losses: private money lenders who helped fund the transactions.<\/p>\n

Mortgage Gamble: Inside the risky real estate deals leaving sellers on the hook<\/a><\/p>\n

Interviews and documents show some of those investors say they were promised high returns, only to see payments suddenly stop, and their investments disappear.<\/p>\n

Tinku Saha, a private lender who has invested in real estate deals for more than two years, said she lost nearly $70,000 after working with BG Ventures Investment Real Estate.<\/p>\n

\u201cThat\u2019s my retirement money,\u201d Saha said. \u201cI\u2019m over 60. I don\u2019t work right now. I was trying to grow that so I could live off it.\u201d<\/p>\n

High returns \u2014 and high risk<\/p>\n

Private money lending is a common practice in real estate investing, where individuals, rather than banks, provide short-term loans for property deals often in exchange for higher returns.<\/p>\n

In a \u201csubject-to\u201d or subto deal, the homeowner transfers control of the property, but the existing mortgage remains in their name. The buyer generally agrees to make the monthly payments on that loan.<\/p>\n

Records reviewed show BG Ventures sought to convert homes into high-cash-flow rentals, backed by private money lenders who say they were promised double-digit returns.<\/p>\n

Saha said she was initially hesitant to invest with BG Ventures because of its business model, which involved sub-to deals. <\/p>\n

\u201cThe exit was never really to sell it,\u201d she said. \u201cSo I kept asking, how are you going to give me my money back?\u201d<\/p>\n

She said the company\u2019s owner, identified by investors and on BG Ventures website as Rafael Beato, reassured her that these deals were legit. <\/p>\n

After nearly a year of conversations and seeing other investors participate, Saha said she decided to move forward.<\/p>\n

\u201cI thought, OK, he\u2019s doing this business, people are getting paid,\u201d she said.<\/p>\n

Payments stop, communication ends<\/p>\n

Saha said she invested about $69,000 through her retirement account, with a promise of a 25% annualized return over a six-month term, with monthly interest payments.<\/p>\n

She said she received payments for five months. Then, everything stopped.<\/p>\n

\u201cWhen I told him I wanted to cash out, that\u2019s when it just stopped,\u201d Saha said. \u201cHe stopped communicating. He stopped paying me.\u201d<\/p>\n

She said she later received emails claiming payments were paused due to issues with a title company and depleted reserves. But she said no payments resumed, and communication has since ceased.<\/p>\n

\u201cI haven\u2019t received anything this year,\u201d she said.<\/p>\n

As she searched for answers, Saha said she connected with other private lenders who reported similar experiences.<\/p>\n

Some investors received initial payments, she said, but encountered problems when they tried to withdraw their money.<\/p>\n

\u201cWe found more and more people,\u201d she said. \u201cWhenever they wanted to cash out, that\u2019s when they didn\u2019t get their money back.\u201d<\/p>\n

Saha believes the consistency of the pattern raises serious concerns.<\/p>\n

\u201cWhen it\u2019s not one case, it\u2019s many, that makes me think something else was going on,\u201d she said.<\/p>\n

Ties to foreclosed properties<\/p>\n

The I-TEAM has previously reported that homeowners who entered into subject-to deals with BG Ventures have faced missed mortgage payments, foreclosure filings and credit damage.<\/p>\n

Saha said she later spoke with the homeowner connected to the property she invested in, who reported missed mortgage payments.<\/p>\n

Through public records, we were able to confirm the property she invested in is currently undergoing foreclosure proceedings. <\/p>\n

\u201cThat\u2019s when it really hit,\u201d she said.<\/p>\n

The deals often relied on converting homes into rental properties known as \u201cPad Splits\u201d to generate income, but if those plans failed, both homeowners and investors could be left exposed.<\/p>\n

News4JAX has talked with half a dozen private money lenders with the same story. By phone, we were able to reach an investor in Seattle who said that he and his wife who together invested $340,000 on four different properties. They only received $13,000 in returns. <\/p>\n

\u201cThis sounded absolutely legit because on paper, this is like a great deal. Like if somebody can pull this off, if somebody can do a pad split model, still pay out the lenders and then still make money,\u201d he said. \u201c$340,000 is a is a big, big deal. It\u2019s probably life savings for a lot of people, right? But I have an attitude of being positive. I\u2019m just trying to cover it up with my own earnings now.\u201d<\/p>\n

Saha said she and other investors are now working together to explore legal action, including a potential group lawsuit.<\/p>\n

They have consulted with an attorney but have not yet formally filed a case. In the meantime, she said the financial and emotional toll has been significant.<\/p>\n

\u201cI\u2019ve been very upset for a long time,\u201d she said. \u201cI just want to make sure this doesn\u2019t keep happening to other people.\u201d<\/p>\n

No response from company<\/p>\n

The News4JAX I-TEAM has made multiple attempts to contact BG Ventures for comment, but has not received a response.<\/p>\n

As the investigation continues, both homeowners and investors say they are left trying to recover losses.<\/p>\n

\u201cI want him to take responsibility,\u201d Saha said. \u201cAt least pick up the phone and explain what happened.\u201d<\/p>\n

Copyright 2026 by WJXT News4JAX – All rights reserved.<\/p>\n","protected":false},"excerpt":{"rendered":"JACKSONVILLE, Fla. \u2013 As the News4JAX I-TEAM continues investigating risky \u201csubject-to\u201d real estate deals, a new group says…\n","protected":false},"author":2,"featured_media":531648,"comment_status":"","ping_status":"","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[2],"tags":[4,450,451,191241,238962,3,452,453],"class_list":{"0":"post-531647","1":"post","2":"type-post","3":"status-publish","4":"format-standard","5":"has-post-thumbnail","7":"category-breaking-news","8":"tag-breaking-news","9":"tag-breakingnews","10":"tag-headlines","11":"tag-i-team","12":"tag-i-team-investigations","13":"tag-news","14":"tag-top-stories","15":"tag-topstories"},"_links":{"self":[{"href":"https:\/\/www.newsbeep.com\/us\/wp-json\/wp\/v2\/posts\/531647","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.newsbeep.com\/us\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.newsbeep.com\/us\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us\/wp-json\/wp\/v2\/comments?post=531647"}],"version-history":[{"count":0,"href":"https:\/\/www.newsbeep.com\/us\/wp-json\/wp\/v2\/posts\/531647\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us\/wp-json\/wp\/v2\/media\/531648"}],"wp:attachment":[{"href":"https:\/\/www.newsbeep.com\/us\/wp-json\/wp\/v2\/media?parent=531647"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.newsbeep.com\/us\/wp-json\/wp\/v2\/categories?post=531647"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.newsbeep.com\/us\/wp-json\/wp\/v2\/tags?post=531647"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}