***Guest Appearance

Credits to:

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

“A Chat with Jay CONNER - The Private Money Lender”

https://www.youtube.com/watch?v=3WwZ1RptwQc  

 When most people think about investing in real estate, they envision long hours at banks, filling out tedious paperwork, and waiting anxiously for loan approvals. But what if you could sidestep all of that? 

What if you could leverage alternative lending options that not only offer security but can transform the way you approach your investments? On a recent episode of the Raising Private Money podcast, Ken White sat down with Jay Conner, known as the Private Money Authority, to pull back the curtain on the world of private money lending—and why it might just be the game-changer for real estate investors across the country.

Ditch the Traditional System

Jay Conner’s passion for private money stems from his years of experience in real estate. As he shared with Ken White, “Private money for my real estate deals has had more of an impact on our real estate investing business than any other strategy that we've employed ever since we started back in 2003.” 

Unlike traditional bank loans, which leave the borrower at the mercy of underwriting terms and interest set by institutions, private money empowers investors to set their own terms. “In my world of borrowing money,” Jay notes, “I make the rules. I set the terms. I'm my own underwriter.”

What is Private Money and Who Are the Lenders?

Private money is not hard money. As Jay explains, hard money lenders are institutional entities that raise funds from various investors to create a lending pool, often charging origination fees and high interest rates. Private money, however, is a direct transaction between the investor and ordinary individuals—such as retired teachers, law enforcement officers, and military personnel—who are seeking a reliable return on their investment.

Many of these private lenders had never heard of the concept until it was introduced by a real estate professional. They use either investment capital or retirement funds such as self-directed IRAs, enabling them to invest outside of the traditional stock market and bank CDs. 

“Prior to Covid, there was $18 trillion in cash in just ordinary people's... Today, $31 trillion,” says Jay, highlighting an enormous pool of untapped potential for real estate investors.

Safety Comes First

One of the biggest concerns potential lenders and investors have is security—how is their money protected compared to the FDIC-insured deposits in banks? Jay lays out a structure designed to mitigate risks. Private lenders aren’t left unsecured; every loan is collateralized by the asset in question. 

In Jay’s words, “Everything we do is what's called asset-backed debt.”

What does this mean in practice? If, for any reason, the borrower fails to repay, the lender has the legal right to foreclose on the property, just as a bank would. Additionally, loans are conservative—never more than 75% of the property’s after-repaired value (ARV). 

Lenders are named as mortgagees on the insurance and title policy, explicitly giving them a claim if anything goes wrong. “It’s secured. It’s not unsecured. It’s a conservative loan-to-value,” says Jay.

Getting Paid to Buy

One of the most exciting aspects Jay discusses is the potential to receive multiple “big checks” in a single transaction. He breaks it down using simple math: buy a distressed property at 50% of its ARV, rehab it, and finance up to 75% of ARV through private lenders. This often leaves “excess cash to close” that the investor can use for renovations—or even to pay the lender’s monthly interest upf

***Guest Appearance

Credits to:

https://www.youtube.com/@findingfreedomwithjohnoder3334      

“Unlocking Real Estate Wealth with Private Money, with Jay Conner”

https://www.youtube.com/watch?v=IXC3j67N--8 

 When it comes to breaking into real estate investing, one myth has persisted for years: just get a deal under contract, and the money will show up. On a recent episode of the Raising Private Money podcast, John Odermatt sat down with Jay Conner—also known as the Private Money Authority—to bust that myth and reveal a smarter, safer path to funding real estate deals.

Why Private Money Changes the Game

Jay Conner, a veteran investor who’s bought, flipped, and rehabbed over 500 houses, attributes the success of his business not to market timing or secret deals, but to the strategic use of private money. As Jay explains, “Private money’s had more of an impact on our real estate investing business than any other strategy that we’ve employed since I started using private money to fund my deals.” The difference was clear during the 2009 financial crisis. Jay was suddenly cut off from traditional bank loans, but instead of giving up, he pivoted. After a critical conversation with another investor, he discovered the world of private money and self-directed IRAs.

Turning Problems into Opportunities

Jay’s story began with adversity: his bank stopped lending, and his deals were at risk. Rather than dwelling on the setback, he asked himself, “Who do you know that can help fix your problem?” That single question led him to a seminar on private money, and ultimately to raising over $2.15 million in alternative funding in just a few weeks. Instead of seeking help from institutions, Jay got creative and built relationships with private lenders—ordinary people interested in secure, high-return investments.

The Servant’s Heart Approach

A unique aspect of Jay’s approach to private money is his attitude. He decided never to ask anyone directly for money or pitch specific deals. Instead, he adopted a “servant’s heart” mindset, positioning himself as a teacher. As Jay puts it, “I started sharing… with my own network, my own connections, my own warm market as to what private money is and how they could be a private lender and how they could earn high rates of return safely and securely, either using their investment capital or… their retirement account.” 

Jay designed a private money program offering 8% interest, with no points or origination fees. He secured these investments with deeds of trust or mortgages and included additional protections like naming lenders on insurance and title policies.

How Jay Gets Deals Funded Without Pitching

Instead of pitching deals, Jay educates his network about the opportunity first. When a suitable deal comes up, he simply provides his lender with the good news: he can now put their money to work, matching the funding required with the lender’s available funds. 

Jay says, “The most stupid thing I could do is ask… do you want to fund the deal? Of course, they want to fund the deal.” His system separates the teaching of private money from the timing of specific deals, making the process seamless and stress-free for both parties.

Getting Started in Private Money—Even If You’re Brand New

Many new investors wonder, “Who’s going to loan me money if I’ve never done a deal before?” Jay emphasizes two reasons why this is possible: first, private loans are secured by the property itself. If the investor defaults, the lender gets the property, making it a safe bet. 

Second, Jay recommends partnering with experienced mentors. “A brand new real estate investor should not be doing this business unless they have jo

***Guest Appearance

Credits to:

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

“How to Buy Real Estate With Other People's Money - PRIVATE MONEY (Jay Conner)”

https://www.youtube.com/watch?v=h-AogwKTEOA

 In a recent episode of the Raising Private Money podcast, Jay Conner—a respected investor, coach, and mentor—joined Troy Kearns to dive deep into strategies that are working in today’s ever-shifting property market. Their candid conversation offered not only actionable insights but also inspiring perspectives for both beginners and seasoned pros.

Navigating Shifting Markets

One thing Jay and Troy agree on: the real estate landscape is always on the move. Rather than fearing change, Jay emphasizes the importance of adapting and staying informed. “You have to stay close to the ground, plugged into what’s happening nationally and locally,” Jay advises. Whether new interest rates, inventory shortages, or emerging technology, savvy investors continuously educate themselves and adjust their strategies accordingly.

Creative Financing is King

Perhaps the biggest theme in their discussion was the power of creative financing. Jay, known as “The Private Money Authority,” shared how he’s helped countless investors secure deals without relying solely on banks or traditional lending. Private money, he explained, means working with individuals—think professionals, retirees, and even neighbors—who are looking for a solid return on their investment, typically backed by real estate.

Jay and Troy broke down the steps: find people who have idle cash or underperforming retirement accounts, show them how lending it in real estate can be safer and more profitable, and structure straightforward win-win deals. Jay pointed out that this approach is especially crucial during times when conventional lending tightens or property values fluctuate.

Building Relationships First

Both Jay and Troy stressed that real estate remains, at its heart, a people business. Whether working with private lenders, sellers, or other professionals, trust and clear communication are paramount. Jay’s personal approach—educating potential investors before ever asking for funds—reflects this philosophy. By building relationships and proving yourself as a reliable partner, you not only secure more deals but also develop a solid network that supports your long-term success.

Practical Deal-Making Tips

Throughout their chat, Troy prompted Jay to share practical advice listeners could apply in the field. Among the tips:

• Focus on Off-Market Deals: Both speakers highlighted the value of sourcing properties before they ever hit public listings. This could mean direct mail campaigns, networking, or leveraging existing relationships.
• Offer Solutions, Not Just Transactions: Jay’s success comes from approaching sellers as a problem-solver—understanding their unique situations and crafting offers that address both their needs and his business goals.
• Always Have Multiple Exit Strategies: Particularly in uncertain markets, Jay suggests having several options for every deal. That might include wholesaling, rehabbing and selling, or holding as a rental.

Mindset Matters Most

Beyond tactics, Jay and Troy delved into the mindset required for true real estate success. Jay spoke candidly about the importance of perseverance, lifelong learning, and thinking like an entrepreneur. “You have to treat this like a business, not just a hobby,” he reminded listeners, emphasizing systems, consistency, and the willingness to pivot when necessary.

Troy, echoing these sentiments, shared stories of tough deals and lessons learned, underlining that setbacks are just part of the journey. For those just starting, both me

***Guest Appearance

Credits to:

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

“Real Estate Secrets for Financial Independence with Jay Conner”

https://www.youtube.com/watch?v=78to-KC6bRA&t=1123s 

If you’ve ever wondered what separates the good from the great in real estate investing, the conversation between Jay Conner and George Wright III shines a light on the subject. While some jump from deal to deal, always searching for that elusive secret, others quietly build thriving portfolios by focusing on fundamentals and cultivating the right relationships. 

In their fascinating discussion, Jay and George unpack the mindsets and strategies that propel real estate investors to the next level.

Mindset Before Mechanics

One of the central themes Jay and George highlight is the importance of mindset. While technical know-how—like understanding contracts, negotiation, or analyzing properties—is essential, both agree that success starts before any deal is signed. Without the right mindset, even the best tactics can fall flat. 

George shares how self-belief and the ability to persist through setbacks played key roles in his journey. Jay emphasizes that investors should see challenges as opportunities, not roadblocks. As Jay puts it, “It’s about being solution-oriented and always looking for how to make things work, not why they won’t.”

Building Relationships for Long-Term Growth

Another powerful takeaway from their conversation is the undeniable importance of relationships in real estate. George recalls how some of his early deals came from simply reaching out, being authentic, and asking peers for advice or connections. 

Jay echoes this, explaining that private money lending—a cornerstone in his success—relies on trust and rapport. The duo agrees: if you’re not networking and building relationships, you’re leaving money (and deals) on the table.

They discuss the concept of “adding value first.” Instead of asking experienced investors for a favor, new investors should look for ways to help others, whether by sharing leads, assisting with due diligence, or providing support at events. Over time, this approach creates a strong, supportive network that benefits everyone involved.

Systems and Consistency Win

Jay and George stress that the most successful investors are those who treat their business well, like a business. That means implementing systems for finding and analyzing deals, following up with contacts, and managing properties. George describes how, early on, he fell into the trap of “chasing shiny objects”—getting distracted by the latest tactic or opportunity. It wasn’t until he focused on building repeatable processes that his results became predictable and scalable.

Jay adds that consistency, not intensity, delivers results over the long haul. A great week of networking or deal sourcing doesn’t matter much if it’s followed by three weeks of inactivity. Establishing a routine—even small daily actions—compounds over time.

Leveraging Private Money Without Banks

A highlight of their discussion revolves around the power of private money versus traditional bank financing. Jay shares his framework for attracting and working with private lenders, enabling him to do more deals with less red tape. 

He outlines how private lending isn’t just about pitching deals—it’s about educating potential lenders, demonstrating credibility, and providing them with attractive, secure opportunities. George nods in agreement, noting that when you master private lending, the barriers to scaling your business drop dramatically.

Final Thoughts: Take Action and Keep Learning

Jay and George close their conversation by urging li

In the real estate investing world, few strategies are as empowering—and potentially lucrative—as flipping with private money. In a recent episode of "Flip This Town," veteran investor Jay Conner sat down with Jason Lassiter, a successful real estate entrepreneur, to share actionable tips for building your business using private funding. Here’s a summary of their conversation and why private money might be the creative spark your local real estate market needs.

What is Private Money—and Why Does It Matter?

Jason Lassiter began by defining private money simply: it’s funding that comes from individuals, not banks or hard money lenders. Private investors—often friends, family, or local connections—lend their money for your real estate deals, earning a return secured by real estate collateral.

"The agility that private money gives you in this market is powerful," Jason noted. Unlike traditional lenders with stringent requirements and long paperwork trails, private lenders can provide speed and flexibility. This allows investors to swoop in on deals that others might not be able to close.

In Your Backyard—Opportunities are Everywhere

Jason emphasized that you don’t have to move to a big city or hot market to take advantage of private money lending. In fact, there are undervalued properties to flip in every town, big or small. The crucial first step is identifying what Jason describes as the "hidden gems"—properties often overlooked due to cosmetic issues or outdated marketing.

"When you’re using private money, you can move fast," Jason said, "and sellers appreciate that, especially in smaller markets where good buyers are hard to find." Swift, cash-based closings put you ahead of the pack, especially in competitive neighborhoods.

Building Your Private Money Network

Jay Conner and Jason discussed that often, potential private lenders are in your everyday circles—they just don’t know how they can help (and benefit!).

"The number one thing is just letting people know what you do," Jay advised. Start having conversations: Share at local meet-ups, church groups, or even social media that you help people earn great returns, secured by real estate.

Jason added, "You’d be surprised—neighbors, dentists, business owners—they all might have retirement accounts or savings that aren’t earning much. Once they trust you, these can become great sources of private loans."

A key point is to keep things professional. Outline a simple deal structure, provide transparency, and ensure their investment is secured and insured. Over time, as you develop a track record, referrals will flow your way. As Jason put it, “Integrity and communication are the secret sauce. You have to deliver every time.”

How to Structure the Deals

Every private money arrangement needs clear boundaries. Jason likes to keep it simple: agreements are usually secured by the property (via a note and mortgage or deed of trust), and the lender earns a fixed interest rate, often paid when the property flips. Terms vary, but the focus is always on win-win scenarios—reasonable rates for the lender, with enough margin left for a profitable flip.

Jay and Jason explained that clarity is crucial. Lay out timelines, exit strategies, and backup options—with private money, reputation is everything. As your investors succeed, they’ll want to invest again (and will bring friends along).

Flipping With Confidence

Jason’s parting encouragement? Don’t let a lack of bank financing stop you. In any town, there’s “hidden money” waiting to work for you, if you leverage relationships and communicate well. Confidence, transparency, and consistency are your best tools for building a private money network and growing your flipping business.

Flipping houses with private money isn’t just about real estate—it’s about community building, providing value, and creating local wea

Achieving lifelong wealth is an aspiration shared by many, but very few actually manage to accomplish it in their lifetime. In the insightful discussion between Jay Conner and legendary wealth coach Robert Allen, listeners are treated to a masterclass on what it takes not just to build wealth but to ensure it lasts for generations.

So, what are the secrets to generating a lifetime of unlimited wealth? Let’s break down the essential lessons shared by Robert Allen in this illuminating conversation.

1.  Mindset is Everything

Robert Allen begins by emphasizing the power of mindset. According to Allen, building wealth starts from within. Many approach money with limiting beliefs, such as “money is hard to earn” or “only the lucky become wealthy.” These beliefs can sabotage efforts before they even begin.

Instead, Allen suggests adopting a mindset of abundance. Reframe your thinking to believe that opportunities are everywhere, and that you have the resources and ability to seize them. Allen claims: “If you don’t believe you can have unlimited wealth, then you’re right. But if you believe you can, then you’re also right.”

1.  The Power of Multiple Income Streams

One of Allen’s core philosophies is the importance of multiple income streams. Relying solely on one source—like a job—can put your financial future at risk. He advocates for creating three or more income streams, which can include rental properties, side businesses, investments, royalties, and more.

Jay Conner and Robert Allen discuss how real estate, in particular, can provide passive income that lasts for a lifetime. But Allen’s advice goes beyond real estate. He encourages people to explore digital businesses, dividend-paying stocks, or even writing a book for ongoing royalty payments.

1.  The Principle of Leverage

Wealth isn’t just about working harder; it’s about working smarter. Allen introduces the idea of leverage—using other people’s time, money, and skills to scale your wealth much faster. For example, in real estate investing, this might mean partnering with investors, leveraging mortgages, or using professional property managers to reduce your workload.

As Allen puts it: “You don’t need to do everything yourself. Find partners, use systems, or hire experts who can help you grow faster and more efficiently.”

1.  Fail Forward and Embrace Learning

Allen and Conner both agree: failure is inevitable on the road to wealth. What sets successful individuals apart is their ability to learn from setbacks and keep moving forward. Allen recounts his own challenges, including investments that didn’t go as planned. He calls these “tuition fees” for the school of wealth and growth.

Embrace these moments as opportunities to gain wisdom and resilience. Over time, these lessons compound, building your confidence and expertise.

1.  Action Beats Perfection

Finally, Robert Allen encourages listeners to take consistent action. Many people get stuck in endless research or planning phases, paralyzed by indecision. 

According to Allen, those who act—imperfectly and repeatedly—are often the ones who build lasting wealth. Start with small steps, learn as you go, and adjust your strategies based on what you discover.

In Conclusion

The path to unlimited wealth isn’t reserved for the privileged few. As Robert Allen outlines in his engaging conversation with Jay Conner, it’s accessible to anyone willing to adopt the right mindset, build multiple income streams, leverage resources, welcome learning opportunities, and take consistent action.

Start today by reframing your beliefs about money, identifying new streams of income, and—most importantly—taking that first, imperfect step. Because, as Allen reminds us, your wealth journey begins the moment you decide it will.

***Guest Appearance

Credits to:

https://www.youtube.com/@lily.global    

“Get Private Money For Property Deals - Jay Conner And Lily Patrascu”

https://www.youtube.com/watch?v=EHZVZgLbkmI&t=813s   

In today’s rapidly evolving landscape, success stories aren’t just inspiring—they’re also instructive. The recent conversation between Jay Conner and Lily Patrascu offers a treasure trove of actionable strategies for anyone interested in real estate investing, personal branding, or simply leveling up their business game.

Jay Conner: The Power of Creative Real Estate Investing

Jay Conner’s journey in real estate is marked by adaptability and creative problem-solving. In the recording, Jay dives into how he got started in the industry and the crucial turning points that shaped his approach. One key insight he shares is the importance of not relying solely on traditional financing.

Traditional banks and lenders can be limiting, especially for newcomers or those seeking flexible terms. Jay explains how leveraging private money became his secret weapon—allowing him to fund deals quickly and with far less red tape. Private investors, according to Jay, aren’t just looking for returns—they’re looking for trustworthy operators. “It’s about trust, relationships, and transparency,” he stresses.

For aspiring investors, Jay’s advice is clear: start building your credibility now. Attend local meetups, connect with mentors, and most importantly, start small but think big. Over time, your reputation will become as valuable as your portfolio.

Collaboration: The Multiplier Effect

A recurring theme throughout the conversation is the exponential power of collaboration. Jay and Lily both highlight how engaging with like-minded individuals, whether through masterminds, podcasts, or business partnerships, multiplies growth.

Jay illustrates with real-world examples—partnering with others led to larger deals, increased reach, and, ultimately, greater profits. Lily echoes this sentiment, noting that collaboration opens doors and accelerates learning. “When you surround yourself with high-achievers, success rubs off on you,” she says.

Bridging Real Estate and Branding

What makes this discussion truly unique is the synergy between real estate investing and personal branding. Jay and Lily underscore how credibility in one’s field—and visibility online—are two sides of the same coin. Whether you’re raising funds for a property or launching a new coaching program, people invest in those they trust and recognize.

The practical takeaway? Start today—document your wins, build your network, and invest in your personal development. With platforms available to amplify your voice and numerous communities to join, there’s never been a better time to carve out your own path.

Conclusion

The conversation between Jay Conner and Lily Patrascu is a blueprint for anyone looking to turn ambition into action. By melding smart financing strategies with intentional personal branding, the possibilities are endless.

If you’re at the crossroads of building a real estate portfolio or increasing your business visibility, Jay and Lily’s insights are your north star. Start small, stay authentic, and remember—the journey is just as important as the destination.

10 Discussion Questions from this Episode:

1. Jay Conner emphasizes “not asking for money” when raising private funds for real estate. What psychological or strategic advantages do you think this approach provides compared to traditional fundraising methods?
2. In the episode, Jay describes wearing his “teacher hat” instead of a “salesperson hat.” How does leading with education build long-term trust with potential private le

***Guest Appearance

Credits to:

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

“5 Steps to Raising Private Money”

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

Real estate can be a daunting world to break into, but thanks to trailblazers like Jay Conner and Mike Hambright, aspiring investors can sidestep common pitfalls and accelerate their learning curve. In the enlightening episode, Jay joins Mike to dive deep into the keys behind his success and the lessons every real estate investor, seasoned or novice, needs to hear.

From Banker to Real Estate Maverick

Jay Conner didn’t start his career in real estate. As he shares with Mike, Jay’s journey began in the world of banking—a background that gave him an insider’s view of how lending institutions make decisions. When Jay ventured into real estate investing full-time back in 2003, he brought this financial acumen with him. Early on, his competitive edge was actually in understanding how to secure funding—a lesson that remains critical for investors today.

Jay recalls how, like many, he initially relied on traditional, institutional lenders. But that all changed in 2008, when banks started shutting their doors in the wake of the financial crisis. “All our lines of credit were frozen overnight,” he recounts. Instead of calling it quits, Jay pivoted—discovering the world of “private money.”

The Power of Private Money

Jay’s perspective on funding is refreshingly straightforward: if you’re not controlling your funding, you’re limiting your business. Traditional lenders are plagued by delays, red tape, and shifting lending standards. That’s where private money shines.

Private money—loans from individuals rather than banks—allowed Jay to swiftly acquire, renovate, and turn properties without cumbersome loan approvals or rejections. He points out that private lenders are seeking good returns and safe investments, making real estate the ideal match. For Jay, mastering the art of private money raised the ceiling on how much he could grow.

Scaling with Relationships and Reputation

Mike Hambright, a seasoned investor himself, steers the conversation toward how relationships have been key to Jay’s ongoing success. In real estate, says Jay, your reputation is your most valuable asset. By delivering consistently and treating lenders and partners ethically, Jay built a network eager to work with him.

He also underscores the importance of transparency. Jay openly communicates about project risks and rewards, which only enhances trust. “Private lenders want to know their money’s safe, and that you’re someone who can be trusted with that responsibility,” he explains.

Mindset: The Ultimate Game-Changer

One of the most inspiring moments in the podcast comes when Jay and Mike discuss the mindset required for sustained success. Jay admits he wasn’t always comfortable pitching opportunities to others—a common block for many entrepreneurs. “It’s not about asking for money,” Jay says. “It’s about offering an opportunity—letting someone else participate in your success.”

Mike echoes this sentiment, highlighting that shifting from a scarcity to an abundance mindset changes everything. Real estate is ultimately about solving problems for sellers, buyers, and lenders alike; making offers and networking isn’t self-serving, but rather a win-win for everyone involved.

Timeless Takeaways for Any Investor

The episode wraps up with Jay’s advice for anyone looking to break new ground or scale their investing business:

1. Embrace Rejection: Not every deal or lender will say yes, and that’s okay.
2. Invest in Relationships: Treat every partner like your most important client—they might just become it.
3. Never Stop Learning: The mark

***Guest Appearance

Credits to:

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

“The Blueprint to Attracting Private Money for Real Estate | Jay Conner Interview (2025)"

https://www.youtube.com/watch?v=U8odG9ocVgs 

One of the biggest challenges for real estate investors—new and seasoned alike—is securing funding for their deals. Many hopeful investors are turned away by banks, discouraged by strict credit requirements, or simply overwhelmed by the idea that hefty amounts of capital are needed to get started. But what if you could bypass the hoops, skip the hard money lenders, and line up the funds you need from regular people in your own community?

That’s exactly what Jay Conner, known as the “Private Money Authority,” has been doing since 2009. In his conversation with Wesley Paul on the Respect My Blueprint podcast, Jay laid out a practical and proven roadmap for leveraging private money—and why mindset is the key to unlocking this powerful strategy.

Flip the Script on Funding

Jay’s journey began in a small town in North Carolina, with a target market of only about 40,000 people. Despite this “small pond,” Jay has managed to dominate his market, buying and flipping over 500 houses and building an average profit per deal of $86,000.

He attributes much of his success to a simple but profound shift: instead of chasing after loans or groveling at the feet of the banks, he decided he would “offer a mortgage rather than ask for one.” In other words, Jay stopped asking for money and started offering people the opportunity to invest in his deals. By repositioning himself as a teacher, not a beggar, the dynamic shifted—and so did his results.

Teaching, Not Pitching

One of Jay’s golden rules is never to ask for money or pitch a deal directly. Instead, he leads with education. He explains to people in his network—church members, acquaintances, friends—what private lending is, how it works, and what protections and returns they can expect.

The trust inherent in these relationships is vital. “There’s a five-letter word that’s crucial in this business—trust,” Jay says. People are much more willing to move forward if they understand what they’re getting into and if they trust you to guide them.

Setting the Terms

Rather than letting lenders set the conditions, Jay established his own terms:

• Interest rate: He’s consistently offered 8% since 2009, a rate that outpaces what most people can get in a savings account or CD.
• Loan-to-value: Jay only borrows up to 75% of the after-repair value (ARV) of a property, mitigating risk for the lender.
• Security: Each lender receives a promissory note secured by a deed of trust (or mortgage), and they’re named as the mortgagee on the insurance policy.
• No desperation: Jay separates conversations about his program from discussions about individual deals. By educating first and only bringing deals to lenders after they’re comfortable and interested, he avoids the “desperation” that turns so many people off.

This approach works: Jay now has 47 private lenders—and more capital available than deals to put it into.

Who Can Be a Private Money Lender?

Jay’s experience has proven that just about anyone can be a private lender. From retired teachers and law enforcement officers to minor children who inherited money, private lending isn’t limited to the wealthy elite. If someone has either liquid capital or unused retirement funds, they can become a lender.

The Takeaway: Get the Money First

One of the most important lessons from Jay’s interview is this: line up your funding before chasing deals. Too often, investors scramble for money after they find a property, which can create stress and lead to poo

***Guest Appearance

Credits to:

https://www.youtube.com/@whynotre 

"Why Not? Real Estate Podcast - Jay Conner"

https://www.youtube.com/watch?v=4cjoUrmu89c 

If you're a real estate investor or aspiring to become one, you know the age-old challenge: finding the funds to finance your deals. The traditional route—knocking on the doors of banks and hard money lenders—is fraught with red tape, credit checks, rigid terms, and, occasionally, heartbreak. But what if there was another way to secure capital that gives you more control, flexibility, and freedom to scale your business? Enter private money—a method that Jay Conner, known as the “Private Money Authority,” has mastered over 20 years and more than 475 deals.

Recently, Jay Conner sat down with Brian Lucier on the “Why Not Real Estate” podcast to share his journey from the mobile home industry to building a seven-figure real estate business and becoming a private money evangelist. Here are some of the most impactful takeaways from their lively conversation.

From Mobile Homes to Real Estate Mogul

Jay’s entry into real estate wasn’t by accident. Raised by a developer father, he was surrounded by conversations about business, finance, and property development from a young age. By 12, Jay was already helping vet credit histories for home buyers—a skill set that would serve him well later. But when the mobile home industry’s financing dried up in the early 2000s, Jay pivoted decisively into real estate flipping.

Inspired by friends who successfully made $30,000 in their first flip, Jay realized the potential gains in single-family housing were far greater than the margins he was chasing in manufactured housing.

The Game-Changing Crisis of 2009

For the first six years of his real estate career, Jay did what most investors do: he went to the bank, pleaded for loans, and built his operations around institutional funding. All that came to a halt in January 2009, when his bank cut off his lines of credit—a scenario painfully familiar to many seasoned investors.

But instead of packing it in, Jay saw this crisis as his catalyst. “Who do I know that can help me fix this problem?” he asked himself. That led him to discover the world of private money—ordinary individuals looking for secure and solid returns outside of Wall Street. In 90 days, Jay raised over $2 million in private capital and never looked back.

What is Private Money?

Unlike hard money or bank loans, private money comes from individuals—often within your existing network—who want to invest their capital for stable, attractive returns. Instead of you chasing the lender’s criteria, you set the rules: interest rates, terms, and how deals are structured. And because it’s relationship-driven, private money fosters trust and repeat business.

Jay emphasizes that raising private money isn’t about asking for a handout or “pitching” a deal in desperation. It’s about education—teaching friends, colleagues, and acquaintances about safe, asset-backed opportunities where everyone wins.

Key Lessons for Investors

1. Have Multiple Exit Strategies: Jay’s first piece of hard-earned advice is never to rely on a single exit plan. Whether you’re flipping or holding for rental, know your numbers and have options. If you get stuck with a property, you need a plan B (or C).
2. Build Relationships, Not Just Transactions: Success in private money is built on trust. Teach potential lenders the value of your opportunity and let them choose to participate.
3. Automate and Systematize: Jay has automated his business to run in less than 10 hours a week. The secret? Focus on what you do best, delegate, and trust your team and systems.
4. Always Be Learning: Whether you’re a newcomer or a veteran, see