***Guest Appearance

Credits to:

https://www.youtube.com/@howtoraisecapital101                  

“44. Raising Private Money is INTENTIONAL with Jay Conner”

https://www.youtube.com/watch?v=oA9sgy9J1hQ 

Breaking into real estate investing is exciting, but one of the biggest hurdles for newcomers is raising capital for deals. Many aspiring investors feel the pressure of experience gaps, fearful that lenders won’t trust them. However, insights from a dynamic discussion between Jay Conner and Dave Dubeau reveal strategies that can help anyone project authority, spark interest, and secure private funding—even with just a handful of deals completed.

Focus on Authority Over Experience

A recurring theme in their conversation is the importance of building authority rather than fixating on experience alone. Authority in the private money game doesn’t come solely from a long track record. Instead, it comes from understanding your investment program inside and out, positioning yourself as a teacher, and sharing knowledge with clarity and confidence.

Rather than chasing investors or feeling compelled to sell and plead for funding, adopt an educator’s mindset. Sharing your private lending program, explaining the concept of private money, and helping others understand self-directed IRAs serve two crucial purposes: they build your confidence and reassure potential investors. Most private lenders have little to no awareness of these investment options until someone explains them to them. By being that source of information, you automatically stand out as a credible resource.

Attracting Interest: The Right Way to Start the Conversation

Getting people interested in your offering isn’t about flashy sales tactics—it’s about engaging curiosity and fostering genuine dialogue. A simple yet effective approach is to ask questions that stimulate curiosity. Opening with a question that hints at unique opportunities, such as mentioning tax-free earning possibilities with retirement funds, intrigues people, and positions you as someone who's in the know.

When people respond, guide the conversation naturally toward private lending and self-directed IRAs. These moments allow you to educate your audience and uncover who might be receptive to alternative investment options. If your contact expresses frustration with stock market returns, for example, this is a prime opportunity to discuss how private money lending works and why it’s a secure, profitable option.

Structuring Deals for Security and Confidence

One common worry for new investors is whether their lack of experience will put off lenders. The key is to emphasize that the security of an investment lies primarily in the underlying property and deal structure. For example, conservative lending practices—such as capping loans at 75% of the after-repaired value—help protect lenders. By making your investment program transparent and demonstrating safeguards, you calm any concerns about risk. This not only reassures lenders but also boosts your own confidence.

Additionally, if you’re partnered with a mentor, coach, or more seasoned investor, referencing their experience and the support network you have in place can further bolster your credibility.

Building Your Reputation in the Industry

Raising private money isn’t just about knowing—it’s also about cultivating visibility and expanding your network. Even as a new investor, there are powerful ways to build authority:

• Host group presentations using professional materials, such as polished PowerPoint slides, to demonstrate seriousness and preparation.
• Run online trainings for your existing contacts to educate them about private lending and real esta