Raising Private Money with Jay Conner

Credits to:

https://www.youtube.com/watch?v=eJqUdD4vHrc                                                                  

“Private Money Beats Bank Financing with Jay Conner ”

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

The conversation focused on a transformative strategy for real estate investors: leveraging Private Money to fund deals, especially when traditional financing options are out of reach. The discussion explored personal stories, actionable tactics, and the mindset shifts needed to succeed in both raising private capital and putting it to effective use.

A Turning Point: The 2009 Financial Crisis and Private Money

One concept discussed was how hitting a funding wall due to institutional banking restrictions—such as what occurred during the 2008-09 financial crisis—can spark innovation. The narrative recounted a moment in January 2009 when a reliable bank line of credit was abruptly revoked, threatening to derail two pending property purchases. This scenario set the stage for discovering Private Money: funding provided by individuals rather than banks or hard money lenders. This pivotal event forced a reevaluation of how to source capital and underscored the importance of not just resources, but resourcefulness—knowing who to turn to and how to unlock new opportunities.

What Is Private Money and Why Does It Matter?

A key theme that emerged was distinguishing Private Money from hard money. While hard money often comes from institutional brokers who charge origination fees and high rates, Private Money is typically a one-on-one relationship between a borrower and a private individual, with no middlemen and much more favorable terms for both parties. Operators (the investors seeking funds) can provide private lenders with strong collateral, straightforward terms, and, crucially, education about the process, since most potential lenders are unfamiliar with these strategies.

Educating, Not Pitching

The discussion explored the importance of shifting from a “begging for funds” mindset to becoming a “Private Money teacher.” Several points were raised, including the power of educating potential lenders within one’s own network, diagnosing their financial needs and pain points before ever presenting an investment opportunity. Instead of chasing after money, the strategy involves pre-educating contacts about returns, security measures, and how their money will be protected—until they’re ready and eager for the “good news” call about a specific deal.

This approach not only helps build trust but also allows for more confident deal-making. Investors with Private Money commitments lined up can make more aggressive offers, scale their operations, and act with speed—sometimes closing deals within just seven days.

Win-Win Partnerships: Why Lenders Love Private Money

The conversation highlighted several advantages for private lenders:

• Passivity: Lenders participate in real estate and earn strong returns (often 8-10%) without the headaches of managing tenants, contractors, or sales.
• Security: Deals are typically collateralized by deeds of trust or mortgages, with insurance and conservative loan-to-value ratios, providing protections similar to what a bank would demand.
• Flexibility: Terms often include features like a 90-day call option, allowing lenders to reclaim their money in the event of an emergency, usually with no penalty.
• Transparency & Track Record: Lenders are encouraged to “know their operator,” i.e., only lend to trustworthy, proven investors who can demonstrate experience and transparency about each deal.

Risks to Consider

Of course, risks exist for both borrowers and lenders. The discussion identified scams (especially online “private lender” solicitations requiring upfront fees) as prevalent dangers for borrowers. For lenders, the principal risk is the borrower’s competence: a poorly managed deal could result in foreclosure proceedings, despite legal protections. Diversification—never putting all your eggs in one basket—was stressed for lenders as an essential countermeasure.

The Takeaway: Be Resourceful, Not Just Resourced

Private Money represents a resilient, relationship-based alternative to traditional real estate financing. The core message was that whether banks are lending or not, these strategies can be implemented by operators who are willing to educate themselves and their networks. The money, as emphasized, comes first—allowing for more deals, faster closings, and greater business scalability.

For those seeking actionable steps and deeper knowledge, resources such as live events, informative books, and conversation-starting scripts were offered as practical next moves.

In the world of real estate investing, resourcefulness—cultivating the right relationships and learning how to present compelling, safe opportunities—is the true “holy grail.”

10 Discussion Questions from this Episode

1. The conversation focused on the importance of resourcefulness when traditional funding sources disappear. How might you identify new financial opportunities in challenging circumstances?
2. A key theme that emerged was the difference between Private Money and hard money. What are the primary distinctions between these two funding routes, and how do they impact the borrower and the lender?
3. One concept discussed was the approach of educating potential lenders rather than pitching to them. Why might this "teacher hat" method be more effective than traditional sales tactics?
4. The discussion explored structuring deals with private lenders, including the importance of outlining terms such as interest rates, loan-to-value ratios, and collateral protection. What terms or protections would be most important to you as a lender?
5. Several points were raised, including the advantages for lenders who want passive income and are seeking alternatives to volatile stock market investments. What are some reasons a potential private lender might be hesitant, and how could those be addressed?
6. The episode highlighted the risk of scams in the realm of private lending, such as upfront application fees. What red flags should borrowers (and lenders) watch for when pursuing a Private Money relationship?
7. The conversation focused on the value of having funding lined up before securing real estate deals. How could this change an operator’s negotiation strength or confidence in making offers?
8. A key theme that emerged was the importance of diversifying investments and not placing "all your eggs in one basket." In what ways can both borrowers and lenders apply this principle to real estate funding?
9. The discussion explored the use of self-directed IRAs to fund real estate investments. What steps are involved in converting retirement funds into a self-directed IRA, and what are the potential benefits and risks?
10. Several points were raised, including the mutual benefits and potential pitfalls for both operators and private lenders in these deals. Based on the episode, what due diligence should each party perform before entering into a Private Money arrangement?

Fun facts that were revealed in the episode: 

1. The conversation focused on how discovering Private Money transformed a real estate business, leading to the rapid acquisition of $2,150,000 in funding from individuals—without ever directly pitching a deal or asking for money. Instead, the process centered on educating potential lenders and presenting well-structured opportunities that answered all their key questions upfront.
2. A key theme that emerged was the "good news phone call" approach: once a potential lender is interested and their funds are ready, the operator only calls to let them know exactly when and how their money will be put to work—never to ask “if” they want to fund the deal, because all the groundwork has already been done.
3. The discussion explored creative tips for negotiating property purchases, including a tactic where the seller can receive half their proceeds in seven days and continue living in the property for free until they are ready to vacate, providing speed and flexibility for both the investor and the seller.

Timestamps:

00:00 Jay Conner on resourceful investing

05:36 Facing a financial crisis

08:43 Learning about Private Money

10:33 Pitching investment opportunities

16:15 Borrowing Tips and Lender Benefits

17:11 Private lending protections explained

21:09 Benefits of a Self-Directed IRA

25:00 Private lending for rehab properties

27:12 Benefits of Private Lending

32:29 Benefits of funding for opera

Credits to:

https://www.youtube.com/watch?v=mrc1xkgIHT0                                                                 

“Private Money Lending: How to Fund Real Estate Deals | Jay Conner”

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

The conversation focused on strategies for real estate investors to raise and leverage Private Money, highlighting its transformative potential compared to traditional bank financing. The journey began with a personal story: after years of accessing deals through traditional lenders, a sudden loss of a line of credit in the wake of the 2009 financial crisis sparked a total rethink. This turning point became the catalyst for discovering the world of Private Money—a funding method that not only rescued a real estate business but led to exponential growth and new opportunities.

Moving Beyond the Bank: Why Private Money?

A key theme that emerged was the contrast between conventional lending and Private Money. The discussion explored the frustrations and obstacles that come with seeking loans from banks—mountains of paperwork, lengthy approval processes, and strict requirements on credit and documentation. Examples included arduous and sometimes invasive requirements, such as having to provide extensive personal information and enduring nine-month waits for loan assumptions, even for experienced investors.

By comparison, Private Money offers a streamlined, relationship-driven alternative. Investors are empowered to set their own terms, with no applications, no credit score checks, and no endless regulatory hoops to jump through. The structure is simple: “You’re already approved”—the investor teaches the opportunity, sets the interest rate, and controls the terms.

How Private Money Works

One concept discussed was the mechanics of Private Money lending. Rather than chasing capital, the approach centers on attracting investors—often people already in one’s personal or professional network—by educating them about the opportunity. Deals are backed by real estate, with private lenders extending funds in exchange for an 8% annual return, fully collateralized by the property through promissory notes and deeds of trust or mortgages, just as a bank would have.

Protections for lenders mirror those provided by banks. The discussion outlined the key steps: lenders are added as mortgagees on insurance policies, named on title policies, and legally empowered to foreclose in the event of non-payment. This significantly reduces risk for the private lender and makes the process attractive, especially for individuals looking for higher returns than those available through CD accounts or even the stock market, which can be much more volatile and unpredictable.

Building Community Wealth & Flexibility

Several points were raised, including the idea that Private Money investing taps into existing community wealth. Often, people have idle cash or retirement savings that aren’t earning satisfactory returns. Educating these individuals about private lending creates a win-win: they get consistent, reliable income (often double or triple what local banks pay), and the investor secures fast, flexible capital to close deals quickly—sometimes within seven days, a speed that sets one’s offers apart in competitive markets.

Another important distinction emphasized was the difference between Private Money and hard money. While both offer alternatives to traditional bank loans, hard money lenders are typically companies charging higher rates and points as intermediaries, whereas Private Money is a direct relationship with individuals, offering better terms and reduced costs.

Lessons in Resilience and Planning

The discussion explored valuable lessons learned from past mistakes during economic downturns. One significant takeaway: always run numbers for multiple exit strategies, even if the plan is to flip a property. Markets can change unexpectedly, so having the option to rent out a property if the sale stalls protects against losses and builds long-term stability.

Partnerships, Purpose, and Giving Back

A key theme was the importance of aligning personal values, especially when partnering in business and in life. Defining roles and shared purposes within a partnership, whether with a spouse or a business partner, sets the foundation for long-term success.

In closing, the conversation returned to the importance of community and generosity—highlighting charitable giving, supporting educational institutions with strong values, and encouraging others to invest in their own financial futures through Private Money.

Resources and Next Steps

To help more people embark on this transformative journey, several practical resources were shared, including free guides, scripts to start Private Money conversations, and information about in-person training events. These tools aim to demystify the process and empower aspiring investors to take control of their financial futures.

In summary, Private Money represents a powerful, flexible, and community-driven approach to real estate investing. By focusing on relationships, education, and shared benefit, anyone can break free from the constraints of traditional lending and unlock new possibilities in real estate.

10 Discussion Questions from this Episode

1. The conversation focused on the turning point in 2009 when access to traditional bank financing was abruptly cut off. How do you think such sudden changes in lending policies impact small businesses and real estate investors?
2. One concept discussed was the use of Private Money versus hard money or traditional bank loans. What are the key advantages and potential risks associated with each funding method?
3. A key theme that emerged was the importance of building relationships and trust with private lenders who often have never heard of Private Money opportunities before. How might you approach educating someone about private lending for the first time?
4. The discussion explored strategies for protecting private lenders, including collateralizing loans with real estate and ensuring secure documentation. What protections do you think are most crucial for both the borrower and the lender in these arrangements?
5. Several points were raised, including the significance of separating the process of finding a private lender from finding a deal to fund. Do you agree that “the money comes first” in real estate investing? Why or why not?
6. The podcast recounted a story about market downturns affecting investment properties and the necessity of having multiple exit strategies. What exit strategies do you think are most important for real estate investors to consider?
7. The conversation touched on working with a spouse in business and the need to clearly define roles and responsibilities. Why do you think clarity of roles is important, and what challenges could arise without it?
8. One concept discussed was the speed and reduced bureaucracy of using Private Money as opposed to traditional financing, especially in competitive markets. How might this speed to close affect your ability to successfully acquire properties?
9. The discussion explored community and network-based approaches to raising Private Money, likening it to running a small hedge fund with local contacts. What are the benefits and challenges of raising capital this way as opposed to institutional sources?
10. Several points were raised, including charitable giving and core values in business and personal life. How do you think a focus on charity and shared values can influence both business success and personal fulfillment?

Fun facts that were revealed in the episode: 

1. Unconventional Approval
   The discussion explored how using Private Money for real estate deals bypasses traditional lending processes—there are no credit score requirements, no applications, and no lengthy approval waits. As explained, "You're already approved" when you use Private Money, allowing investors to make their own rules and set their own interest rates.
2. Consistent 8% Returns for Lenders
   A key theme that emerged was the commitment to paying all private lenders an 8% annual interest rate, regardless of the deal or changing market conditions. This rate is significantly higher than what most banks offer for savings accounts or certificates of deposit, often more than doubling or tripling traditional returns.
3. Rapid Funding Success
   The conversation focused on how over $2 million in new private funding was raised in less than 90 days simply by offering the Private Money opportunity to people within the local network. The approach emphasized teaching and relationship-building rather than chasing or persuading for funds.

Timestamps:

00:00 Getting into Private Money funding

05:14 Discovering Private Money lending

08:17 Raising private funding efficiently

10:10 Funding deals and managing risk

13:51 Speed to close real estate deals

18:11 Priv

Imagine building a real estate empire—acquiring millions of dollars in property—without relying on banks, your own credit, or draining your savings for a hefty down payment. It sounds too good to be true, but as this episode of the Raising Private Money Podcast with Jay Conner, guests Jenn & Joe Delle Fave prove, it’s not only possible—it can set you free.

Jenn & Joe’s story is rooted in breaking away from conventional real estate investing pitfalls. Early in their careers, Joe wholesaled his first house in 2000, pulling in $15,000 without using any of his own money. Life’s journey led the Delle Faves into the traditional rental game, but eventually, fatigue set in from maintenance calls, repairs, and the endless treadmill of conventional financing. The breakthrough came in 2017, when they transitioned their business model from standard rentals to rent-to-own, embracing creative financing and opening the door to a new level of freedom and scalability.

Creative Financing: No Bank Required

One of the Delle Faves’ core strategies is seller financing, a model in which the property owner acts as the “bank,” allowing the buyer to make payments directly to them over an agreed period. Instead of the standard 20% down and strict credit checks demanded by banks, Jenn & Joe regularly acquire properties for as little as $100 down—just enough to cover closing costs and insurance. By utilizing seller financing, subject-to deals, lease options, and wholesaling, they’re able to fund deals without traditional mortgages, leveraging terms directly negotiated with the seller.

But what motivates sellers to accept these terms? Simplicity is key. Many property owners are accidental landlords or simply want to be free from the complications and delays of traditional real estate transactions. For example, one seller in Florida happily agreed to have Jenn & Joe take over his low-interest mortgage so he could move to California with peace of mind, avoid disturbing his renter, and pass on the landlord headaches.

Social Media: The Modern Lead Engine

A unique aspect of the Delle Faves’ strategy is their innovative use of social media for lead generation. Instead of expensive direct mail or endless cold-calling (although those methods work too), they tap into the vast, free audiences within local Facebook groups.

Their approach is simple: search for location-based groups—garage sale communities, word-of-mouth, or local buy/sell groups, sometimes with tens of thousands of members. They post a specific message: “Does anyone have a house for sale that’s not market-ready? I’m looking to buy one in the next 2 to 3 weeks,” paired with a bright background color to stand out in feeds. By consistently posting this message in several groups daily, they’ve created a system that generates more inbound leads than they can handle, all without spending a dime.

The real beauty? These leads are “first contact” sellers, often unapproached by other investors, more open to creative deals, and eager to sidestep the hassle and fees of listing traditionally.

Building Trust and Personal Brand

Jenn & Joe emphasize authenticity and trust-building on social media. Alongside joining groups, they recommend curating your personal Facebook page so sellers perceive you as a real, trustworthy person—not a faceless company. Share stories, family photos, before-and-after shots of projects, and reviews from previous sellers. After all, for most people, selling a home is a big emotional decision—who they sell to matters.

A Win-Win: Benefits for Investors and Sellers

Switching to creative strategies like rent-to-own has helped the Delle Faves attract better renters—those who treat the property as their own and place a large, non-refundable option deposit. The result? Fewer maintenance headaches, improved cash flow, and truly win-win outcomes for both parties.

And for those thinking about leaping from a full-time job to full-time investing, the key is preparation: establish your systems and lead flow before quitting, and prioritize communication and alignment with your partner.

In summary, Jenn & Joe Delle Fave prove that creative financing and modern lead-gen through social media can launch and scale your real estate business, even if you’re short on money, credit, or experience. As Joe puts it: let the seller be the bank, harness free lead sources, and build lasting trust. The next deal—and your new life—might be just one Facebook post away.

10 Discussion Questions from this Episode

1. What are the main advantages of acquiring real estate without using traditional bank financing, as described by Joe and Jen Delle Fave?
2. How does the rent-to-own model differ from traditional landlording, and what benefits did Joe and Jen experience when making this transition?
3. What specific methods do Joe and Jen use to find motivated sellers through social media, and why do they prefer Facebook groups?
4. In what ways can branding yourself on social media impact your ability to generate free inbound leads for real estate deals?
5. What are the key elements to include in a Facebook post when seeking off-market properties, according to the episode?
6. How do Joe and Jen handle objections when a seller prefers an all-cash offer instead of seller financing?
7. What strategies do the Delle Faves recommend for identifying and working with highly motivated sellers?
8. Why is follow-up considered crucial in real estate investing, and how have Joe and Jen benefited from a strong follow-up system?
9. Before going full-time into real estate investing, what foundational steps or systems did Joe and Jen put in place, and what advice do they offer to aspiring full-time investors?
10. How have creative financing strategies, such as seller financing and subject-to deals, allowed Joe and Jen to scale their real estate business quickly and with less risk?

Fun facts that were revealed in the episode: 

1. $100 Down Deals: Joe and Jen Delle Fave have purchased multiple properties with as little as $100 down, utilizing creative financing strategies such as seller financing and subject-to deals rather than relying on traditional bank loans.
2. Facebook Group Power: Joe is a member of over 2,000 Facebook groups! He posts in local buy/sell and community groups using a specific script to generate free, inbound property leads from virtually anywhere in the country.
3. Career Leap During COVID: Joe left his high-level finance job at a Chevy dealership and transitioned to full-time real estate investing in March 2020, right as COVID-19 hit, turning a pandemic challenge into an opportunity for family freedom and business growth.

Timestamps:

00:00 Investing in real estate with no money down

04:02 Learning seller financing in real estate

09:18 Getting free inbound leads

10:04 Facebook connection to property deal

15:50 Joining large online groups

17:58 Tips for starting in real estate

19:42 Starting in Real Estate

23:30 First creative finance deal

28:22 Discussing seller motivations and cash offers

32:41 Deciding to focus on real estate

34:04 Balancing family and business growth

37:40 Creative financing in real estate

Connect With Jay Conner: 

Private Money Academy Conference: 

https://www.ThePrivateMoneyConference.com 

Free Report:

https://www.jayconner.com/MoneyReport

Join the Private Money Academy: 

https://www.JayConner.com/trial/

Have you read Jay’s new book, Where to Get the Money Now?

It is available FREE (all you pay is the shipping and handling) at https://www.JayConner.com/Book 

What is Private Money? Real Estate Investing with Jay Conner

http://www.JayConner.com/MoneyPodcast 

Jay Conner is a proven leader in real estate investing. Without using his own money or credit, Jay uses creative methods to buy and sell properties, averaging $86,000 in profit per deal. 

#RealEstate #RealEstateInvesting #RealEstateInvestingForBeginners #Foreclosures #FlippingHouses #PrivateMoney

What happens when the perfect real estate deal is buried under a mountain of complications—deceased owners, scattered heirs, unpaid taxes, and messy title issues? Most investors run the other way. But for Max DeLong, founder of Heir Solutions and Delta Property Data, these “impossible” deals are just the beginning of a thriving business.

In a recent episode of the Raising Private Money Podcast with Jay Conner, Max shared secrets to finding, funding, and profiting from complicated inheritance properties that most others overlook. Here’s a deep dive into Max’s strategies and how you can use them to transform discarded opportunities into successful real estate ventures.

The Opportunity in Messy Deals

“Most real estate investors…walk away,” Jay Conner observed when introducing Max. Why? When a property’s owner is deceased, the heirs are missing, and the title is buried in liens and legal red tape, closing the deal seems impossible. Yet, as Max explained, these are exactly the properties he targets.

In one standout case, Max described a property in Springfield, Ohio, that sat untouched for years after two owners passed away, leaving three estranged sons as heirs—none of whom had paid taxes or made any steps to transfer the property. By buying out the sons’ interests (even arranging a payout to one fresh out of jail), Max’s team managed to gain two-thirds ownership, then pursued a quiet title suit to secure the last third. Nine months later, $17,200 invested turned into a sale for $88,000—a net worth justifying the hassle and delay.

Understanding the Quiet Title Process

Max’s go-to legal tool in these situations is a quiet title lawsuit—a court process that resolves disputes and allows new ownership to proceed. While specifics vary by state, in Ohio this means legally challenging another party’s claim to a property, and if that party doesn't respond within a set period, the claim is usually extinguished. As Max cautioned, factoring in both legal costs and longer timelines is essential. For his team, only deals with potential net profits over $45,000 are worth pursuing, given the added complexity.

Raising Private Money When Banks Say No

Traditional lenders steer clear of properties with title issues, so creative funding is essential. Max explained how Private Money fills the gap, often secured through other owned properties when the problematic property can’t be used as collateral. Full transparency with private lenders is key: “We are always extremely transparent with our lenders. They know exactly what's going on, and we are paying a little more in interest in those situations, as we should be,” said Max.

He encourages building relationships and a reputation for delivering, rather than “selling the deal” to lenders. Often, the trust developed through repeat success is what secures funding—even for the messiest investments.

The Data Edge: Delta Property Data

Perhaps Max’s greatest innovation is Delta Property Data—a platform that leverages data and automation to find deceased-owner properties and identify their heirs. Instead of piecing together public records manually, investors can get a constantly refreshed, prioritized pipeline of opportunities, complete with skip-traced contact info for the true next of kin.

This platform monitors over 50 county-specific metrics and uses state-by-state inheritance laws to correctly target the right heirs, slashing research time and avoiding wasteful marketing. As Max described, “Identifying these issues used to be 60% of our operation. These are now 0% of our operation. Our operation is geared on attacking the opportunities in front of us, not finding them.”

Creating a Competitive Advantage

Why focus on inheritance properties? Simple: less competition, more value. Max explained that rather than hunting for the most motivated sellers, he’s after the biggest problems he can solve more efficiently than anyone else. The result: opportunities with fewer bidders and higher margins.

10 Discussion Questions from this Episode

1. What are some of the biggest challenges when dealing with inherited properties that have complicated title issues, and how can investors turn these situations into profitable deals?
2. Max DeLong describes a case where he acquired a property by purchasing fractional interests from heirs. What strategies did he use to track down and negotiate with multiple, difficult-to-locate heirs, and what risks were involved?
3. How does filing a "quiet title" lawsuit work, and in what scenarios might it be necessary for real estate investors working with deceased-owner properties?
4. Why do traditional lenders and hard money lenders typically avoid funding properties with significant title problems, and how does Private Money provide a solution in these cases?
5. What are some of the creative ways Max DeLong and his team structure Private Money deals in situations where a lender cannot be put in first position lien on a troubled property?
6. In the episode, Max emphasizes transparency with private lenders when dealing with complex deals. What information does he share with lenders to build trust, and how does his track record play a role?
7. How have technology and data, particularly through Delta Property Data, changed the way investors identify and pursue deceased-owner properties compared to manual research methods?
8. What are the advantages and disadvantages of specializing in the niche of deceased-owner and title-issue properties versus competing for more traditional off-market deals?
9. According to Max, how can automating the identification and tracking of these deals help real estate investors scale their businesses or reduce the time they spend on manual processes?
10. For investors interested in curative title deals, what resources and support does Max provide, and how can someone learn more or get started with Delta Property Data?

Fun facts that were revealed in the episode: 

1. Chasing Heirs Across State Lines and Jail Cells
   Max DeLong once tracked down the heirs of a deceased property owner, which included dealing with a brother just released from jail and another who had fled the state—and even used a private investigator to try to locate the last missing heir before ultimately securing full ownership through a quiet title lawsuit.
2. Turning Unwanted Messy Deals Into a Business
   Instead of competing for standard real estate deals, Max DeLong built his business around properties other investors avoid—specifically those with complicated title issues, scattered heirs, and legal headaches.
3. Supercharged Heir-Hunting Tech
   Max DeLong developed Delta Property Data, a platform that scans every parcel in a county, uses over 20,000 resources (from national death databases to local funeral homes), and applies each state's intestate laws, all to identify deceased owners and the real next of kin—making what used to take hours (or days) of manual work scalable and efficient.

Timestamps:

00:00 Creative real estate investing strategies

06:22 Brother's legal trouble and town feud

08:33 Calculating Deal Profits and Timelines

10:25 Understanding quiet title actions

14:19 Finding First Private Lenders

19:48 Explaining title issues to lenders

23:39 Developing a comprehensive property monitoring system

27:38 Solving real estate challenges

28:24 Identifying and prioritizing market issues

33:34 Encouragement to share the episode

35:22 Download free real estate guide

Connect With Jay Conner: 

Private Money Academy Conference: 

https://www.ThePrivateMoneyConference.com 

Free Report:

https://www.jayconner.com/MoneyReport

Join the Private Money Academy: 

https://www.JayConner.com/trial/

Have you read Jay’s new book, Where to Get the Money Now?

It is available FREE (all you pay is the shipping and handling) at https://www.JayConner.com/Book 

What is Private Money? Real Estate Investing with Jay Conner

http://www.JayConner.com/MoneyPodcast 

Jay Conner is a proven leader in real estate investing. Without using his own money or credit, Jay uses creative methods to buy and sell properties, averaging $86,000 in profit per deal. 

#RealEstate #RealEstateInvesting #RealEstateInvestingForBeginners #Foreclosures #FlippingH

Credits to:

https://www.youtube.com/watch?v=bQhyf3lDSCM                                                                

“Banks Cut Him Off. Private Money Made Him Unstoppable with Jay Conner”

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

For many aspiring and experienced real estate investors alike, securing funding often feels like the biggest hurdle. Traditional bank loans come with red tape, strict applications, and often unpredictable approval outcomes. But what if you could skip all the forms, avoid the nitpicking inquiries, and instead offer opportunities that have people lining up to lend you money? That’s the empowering world of private money—and it’s at the heart of how savvy investors like Jay Conner have built resilient, profitable businesses.

What is Private Money?

Private money refers to funds loaned by individuals (not banks or institutional lenders), usually to finance real estate deals. As Jay Conner explains, private money isn't hard money—it's often “lazy money” sitting idle in savings accounts or retirement funds earning unimpressive returns. When you borrow private money, you're not filling out endless applications. Instead, you're offering people an opportunity: a secure, asset-backed way for them to grow their wealth while you grow yours.

Why Private Money Beats Traditional Lending

From his first real estate ventures funded by local bank lines of credit, Jay Conner thought he had the financing game figured out—until the global financial crisis of 2008-2009. In one abrupt phone call, his credit line was slashed, threatening his ability to close on deals. Yet, that same crisis forced him to ask: “Who do I know that can help fix my problem?” His answer led him to private money—and he’s never looked back since.

With private money:

• You, the investor, make the rules. Set your interest rate, terms, and payment structures.
• No applications, no rejections. If you’re listening and learning, you’re “already approved.”
• Win-win relationships. Investors get better returns than banks, and your deals get funded smoothly.

Where Do You Find Private Lenders?

According to Jay Conner, there are three primary sources for private lenders:

1. Your Current Network: Those already in your sphere—friends, family, colleagues, people in your cell phone contacts. Often, you’re sitting on more than $1M in potential capital and don’t even know it.
2. Your Professional and Service Networks: Your CPA, attorney, or local business owners—these “gatekeepers of money” can become lenders themselves or refer you to others.
3. Existing Private Lenders: Those already lending to real estate investors, though Jay Conner prefers teaching the opportunity to newcomers for more favorable terms.

Expanding your network is as easy as getting active in organizations like Business Networking International (BNI), where relationships and referrals can snowball into millions in funding.

Structuring the Deal: Terms that Work for Everyone

Transparency and security are essential. Jay Conner typically pays an 8% annual interest rate, which is appealing when compared to low-yield bank accounts or CDs. Terms are set based on the use of funds—two years if coming from liquid capital, five years from retirement accounts. Payment frequency is tailored to the lender’s needs: elderly lenders may prefer monthly interest payments as supplemental income, while others opt for interest to accrue and pay out at sale.

A feature that sets Conner’s approach apart: for investment capital (not retirement funds), he offers a 90-day call option, giving lenders flexibility if emergencies arise.

Lessons from the Trenches: Education Matters

If there’s one piece of advice Jay Conner would give his younger self, it’s this: don’t invest alone. Mentor support and ongoing education shorten learning curves, minimize mistakes, and accelerate success. Books like Jack Canfield’s “The Success Principles” or Conner’s own “Where to Get the Money Now” provide the foundational wisdom investors need.

The Future: Marrying Tech and People Skills

As AI transforms business, it’s making investor workflows even more efficient. Speed-to-lead becomes instant with automated agents, helping investors connect with motivated sellers faster and never miss a deal.

Bottom line: Private money isn’t just an alternative to bank financing—it could be the key that unlocks your full investing potential. Whether you’re new or seasoned, focus on relationships, provide value, and educate yourself. Doors (and vaults) will open.

10 Discussion Questions from this Episode

1. Jay Conner emphasizes that with private money, the borrower makes the rules. How does this differ from borrowing through traditional institutional lenders, and what are the practical implications for real estate investors?
2. Why does Jay Conner refer to private lenders as people with "lazy money," and what motivates these individuals to become private lenders?
3. What were the circumstances that led Jay Conner to shift from using institutional money to raising private funds, and what lesson did he learn through that transition?
4. How does Jay Conner identify and categorize potential private lenders, and why does he prefer approaching contacts in his personal network over existing private lenders?
5. What is the significance of the 90-day call option that Jay Conner offers to private lenders using investment capital (not retirement funds), and how does it address liquidity concerns?
6. What typical terms does Jay Conner offer his private lenders regarding interest rate, note duration, and repayment schedule, and how does he adjust these terms based on his exit strategy or the lender’s objectives?
7. Both speakers share lessons from deals that went wrong. What are the key takeaways from these stories about having multiple exit strategies and avoiding greed in real estate investing?
8. How does Jay Conner use AI—specifically an AI agent named Bailey—in his real estate business, and what results has he seen from this implementation?
9. Jay Conner prefers finding deals where sellers are actively searching for buyers rather than using “interruption marketing.” What are the advantages and disadvantages of pay-per-click, pay-per-lead, and traditional marketing methods?
10. If you were starting as a real estate investor today, which piece of advice from Jay Conner or Gabe Petersen would you prioritize, and why?

Fun facts that were revealed in the episode: 

1. Jay Conner Hasn’t Missed a Deal Since 2009
   After discovering private money in February 2009, Jay Conner shared that he has never missed out on a real estate deal due to lack of funding since then, emphasizing how transformative private money was for his business.
2. Jay and His Wife Carol Joy Celebrate 40 Years Married
   Jay Conner mentioned he and his wife Carol Joy have been together for 42 years, celebrating 40 years of marriage this month—a testament to both a strong partnership in life and business.
3. Jay’s AI Agent Bailey Answers Calls 24/7
   The show revealed that Jay Conner uses an AI agent named Bailey to instantly respond to seller leads and answer calls from direct mail campaigns, never needing a break and achieving a 75% success rate in setting phone appointments.

Timestamps:

00:00 Discovering Private Money for Real Estate

05:59 Discovering the global financial crisis

07:45 Discovering private money lending

11:01 Securing private money for real estate

15:15 Identifying your private lenders

20:04 Investment duration options explained

21:59 Managing Loan Payments and Cash Flow

27:24 Investing locally in real estate

28:58 Interruption vs search marketing

33:02 Regretting not selling property

35:04 Using AI for speed to lead 

Connect With Jay Conner: 

Private Money Academy Conference: 

https://www.ThePrivateMoneyConference.com 

Free Report:

https://www.jayconner.com/MoneyReport

Join the Private Money Academy: 

https://www.JayConner.com/trial/

Have you read Jay’s new book, Where to Get the Money Now?

It is available FREE (all you pay is the shipping and handling) at https://www.JayConner.com/Book 

What is Private Money? Real Estate Investing with Jay Conner

Credits to:

https://www.youtube.com/watch?v=kDDAufBdC6A&t=24s                                                               

“How to Fund Real Estate Deals Without Banks with Jay Conner | Ideas & Capital Show Ep 18”

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

The conversation focused on demystifying the often misunderstood world of private money versus hard money in real estate investing. One concept discussed was the common confusion between private money and hard money lenders, often perpetuated by hard money lenders marketing themselves under the “private money” label. In reality, these are distinct financing routes, and understanding the difference can give investors a critical edge.

Hard Money vs. Private Money—What’s the Difference?

A key theme that emerged was the clear distinction between hard money and private money. Hard money lenders are generally brokers of capital: they pool funds from individuals, offer those investors a fixed return (often about 8%), and then lend that money to real estate investors at a higher rate, adding origination points and various fees. The investor, in turn, faces steeper costs and usually a rigid framework for borrowing.

Private money, on the other hand, is all about a direct transaction between the borrower and the lender—two individuals working together. There are no brokers, no points, and often far more favorable terms, with the negotiation happening one-on-one. The discussion explored how this approach can fundamentally change an investor’s ability to move quickly, negotiate better deals, and maximize profit, as evidenced by years of successful investments funded entirely via private money.

How to Attract Private Money: Mindset and Methodology

Several points were raised, including the vital role of mindset when raising private money. It all starts with believing in the value you offer—not chasing or begging for money, but presenting an opportunity. The approach is not about selling or pitching, but about education. Prospective private lenders—often ordinary people with “lazy money” sitting in savings accounts or underperforming retirement funds—usually have never been exposed to private lending as an investment strategy.

The discussion explored practical steps to attract private money:

1. Lead with Education: Rather than asking for money outright, share how private lending works—what safety measures are in place, the typical interest rate paid (often an 8% annual percentage rate), and how their investment is secured by real estate, just like a bank holds a mortgage.
2. Present a Clear Opportunity: Articulate the standard terms, such as loan-to-value ratio (commonly 75% of after-repair value), duration, and payment structure. Transparency builds trust and makes the opportunity accessible, even to those new to this world.
3. Tap Into Your Existing Network: The conversation outlined three powerful sources of private capital: your own warm network (friends, family, social and professional circles), your expanded network, and existing private lenders. Building relationships and trust is the foundation—money follows trust.

The Real Power: Flexibility, Simplicity, and Opportunity

A key takeaway was the power that private money gives an investor: turning upside down the conventional wisdom that "the lender makes all the rules." In private money transactions, the borrower often sets the terms—interest rate, payment frequency, and duration—because they are offering a unique opportunity that most people have never heard of. This dynamic flips the traditional power balance and can accelerate deal flow and confidence for investors.

Importantly, the discussion explored how private lending is not restricted to accredited investors, since asset-backed debt is directly negotiated and not governed by SEC regulations that apply to syndications or equity deals. This means anyone—from a teacher to a janitor—can participate as a private lender, putting their money to work at rates far superior to those offered in conventional savings or CDs.

Building a Scalable Model

Another insight shared was the scalability of this approach—not only using private money to fund one’s own deals, but building a network where excess capital can be matched with other trusted operators. The relationship between investor and lender is key, and educating people about private lending can lead to a compounding expansion of opportunity as word spreads via referrals.

Final Thoughts

For both seasoned investors and those just starting, the world of private money offers a direct, flexible, and often more profitable alternative to costly and impersonal hard money loans. By focusing on education, relationship-building, and a win-win proposition, real estate entrepreneurs can unlock new levels of freedom, speed, and possibility in their businesses.

If you’re interested in learning more or deepening your private money skills, events and resources mentioned in the episode offer a powerful starting point for anyone ready to take control of their real estate funding journey.

10 Discussion Questions from this Episode

1. The conversation focused on the distinction between hard money and private money. Why do many real estate investors confuse these two funding sources, and what are the key differences discussed in the episode?
2. One concept discussed was the use of self-directed IRAs as a tool for real estate investing. What benefits and challenges are associated with educating potential lenders about self-directed IRAs and private lending?
3. A key theme that emerged was the importance of mindset in attracting private money, rather than chasing it. How does shifting your perspective from seeking to offering opportunities change the dynamic of raising capital?
4. The discussion explored strategies for presenting a private lending opportunity to your social, professional, and service circles. Which of these networks might be the most receptive to private money offers, and why?
5. Several points were raised, including the importance of separating conversations about funding from conversations about specific deals. What are the advantages of securing funds before finding a property versus finding a property first?
6. The episode addressed why private lenders are often satisfied with an 8% return. Given current market conditions, why does this offer appeal strongly to individuals unfamiliar with private lending?
7. Trust and relationships were emphasized as foundational for successful private lending. What steps can investors take to establish and maintain trust with their lenders, especially when working with people outside their immediate network?
8. The idea of leveraging capital and “bringing home a check at closing” was discussed. How does this approach to funding impact the cash flow and scalability of a real estate investing operation?
9. The conversation delved into the regulatory environment for private money versus syndicated funds. In what ways do these regulations impact who can lend and how investors can raise funds?
10. The discussion highlighted the need for investors to continually grow their networks and seek referrals. What strategies were suggested for network expansion, and how might involvement in groups like Business Networking International help?

Fun facts that were revealed in the episode: 

1. Private vs. Hard Money Confusion
   The conversation focused on the frequent confusion between hard money and private money among real estate investors; a key theme that emerged was that many hard money lenders market themselves as "private money lenders," but in reality, most are simply brokers who raise money from individuals and loan it out to investors at higher rates, unlike genuine private money, which is a direct transaction between borrower and lender.
2. No Credit Checks or Applications Needed
   One concept discussed was that in the world of private money, there are no traditional loan applications, credit score requirements, or underwriting by the lender. Instead, deals are based on relationships and asset-backed notes, meaning if you are listening to the podcast, "you're already approved".
3. $2 Million Raised Without Asking
   The discussion explored the idea of "attracting rather than chasing money." It was noted that after learning about private lending, over $2,150,000 in new private money was raised within 90 days—without ever pitching, selling, begging, or directly asking anyone for money.

Timestamps:

00:00 Introducing Jay Connor on Capital Raising

04:51 Discovering private money options

08:31 Protecting investors with real estate

12:03 Getting private money for deals

14:36 Flexible loan terms for property flipping

17:08 Discussing Investment Strategies

22:32 Growing your business network

Credits to:

https://www.youtube.com/watch?v=fZqb-JePR-E                                                              

“How to Raise Private Money Without Asking For It With Jay Conner- Podcast”

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

If you’re a new real estate investor or an experienced wholesaler, odds are you’ve heard the buzz about Private Money—but maybe you don’t really know how it works, how to get it, or why it can make all the difference for your business. In a recent discussion on the Raising Private Money podcast, we learned exactly how Private Money is the ultimate tool to turbocharge your deals and put you firmly in the driver’s seat.

What Is Private Money?

First, let's demystify the term. Private Money is capital sourced from individuals—think friends, family, or business connections—who are willing to lend you money for your real estate deals. Unlike traditional hard money lenders or banks, Private Money lenders are regular people. They loan you investment capital or funds from retirement accounts, such as self-directed IRAs, and you secure their investment with real estate.

As explained in the episode, this isn’t about filling out mountains of paperwork or jumping through institutional hoops. You get to make the rules. There are no applications. Deals can close in less than 7 days using Private Money. The process is relationship-driven and flexible, allowing for rapid deal execution and custom terms.

Why Is Private Money Essential?

Too many real estate newbies, particularly wholesalers, overlook Private Money. They focus on getting deals under contract, then scramble to find a cash buyer. But as revealed in the podcast, Private Money gives you options. Rather than being forced to assign or wholesale every property, you can cherry-pick the best ones to keep and flip—or hold for long-term rental—maximizing your profit on each transaction.

Imagine finding a property with little needed rehab, but where the seller only wants cash—no creative financing, no terms. The only way to stay in and profit from such a deal is to have Private Money ready to fund it. In the episode, the expert shares an example where he bought a property for $141,500 with an after-repaired value of $280,000. The rehab? Less than $10K, and he could have sold the house "as is" for over $225,000.

How Do You Get Private Money?

This was the big ‘aha’ of the episode: you don’t ask for money—you teach people about the opportunity, establish trust, and let the relationship do the work. The process starts by putting on your teacher hat. Explain what Private Money is, how it’s secured, and the kind of returns your investors can expect—typically 6–8%, which far exceeds savings or CD rates at the local bank.

You never pitch a deal and ask for money in the same conversation; that comes off as desperate. Instead, you inform, educate, and learn what your contacts have available. Then, when you do have a property under contract, you simply call with the great news that you can put their money to work. No sales pitch, just an opportunity for them to earn a steady, secured return.

Terms and Benefits

Private Money comes with major investor-friendly perks:

• You make the rules: Set your own terms—interest rate, payment schedule, and maximum loan-to-value (never more than 75% of after-repaired value).
• No personal guarantees: Unlike banks and hard money, your assets (not you personally) secure the loan.
• No credit requirements: Your credit score is irrelevant; it’s about the deal and the relationship.
• Fast closing: Deals can close in a week because there’s no red tape.

Private Money works for flips, rentals, single-family, multifamily, and even commercial or self-storage projects. The flexibility and security make it the ultimate tool to scale and stabilize your business.

The Takeaway

For wholesalers and new investors, the big lesson is clear: instead of passing up juicy deals because you don’t have the cash or relying on a buyer’s whims, raise Private Money and seize opportunity for yourself. As they put it, when you have all cash available at your fingertips, you do more deals, and your deals are more profitable.

If you’re looking to take your investing to the next level, consider learning more about Private Money—not just as a funding source, but as the lever that puts you in control of your business and your financial future. And, as the guest suggested, always work with experienced mentors and check out free guides and resources to fast-track your success.

Ready to stop passing up great deals? Make Private Money part of your real estate toolkit today.

10 Discussion Questions from this Episode

1. What are the primary differences between Private Money and hard money lenders as described in this episode?
2. How can access to Private Money transform a wholesaler’s business model and profit potential?
3. Why is it important for real estate investors to build relationships with both private lenders and hard money lenders?
4. What are some advantages of using Private Money compared to traditional bank or institutional loans?
5. How does the strategy of borrowing up to 75% of after-repaired value offer both security and leverage for investors?
6. In what ways does teaching potential private lenders about self-directed IRAs and private lending help to build trust and attract capital?
7. Why is it crucial not to discuss a funding opportunity and explain your Private Money program in the same conversation with a potential lender?
8. What role do market conditions and property types play in structuring Private Money deals as discussed in the episode?
9. How do first and second lien positions impact the risk and process of private lending on a single property?
10. According to the conversation, how do smaller, local markets affect marketing ROI and deal acquisition for investors using Private Money?

Fun facts that were revealed in the episode: 

1. Quick Closings with Private Money
   Deals funded with Private Money can close in less than 7 days, with no applications or lengthy approval processes required.
2. No Personal Guarantees Needed
   Unlike traditional or hard money loans, Private Money deals typically do not require personal guarantees—a major advantage for investors looking to reduce personal risk.
3. Profits Without Using Your Own Cash
   Investors using Private Money often borrow more than the purchase price and rehab costs (up to 75% of the after-repaired value), so they can receive a check at closing without bringing their own money to the table.

Timestamps:

00:00 Using Private Money in wholesaling

05:32 Difference Between Private and Hard Money

08:35 Negotiating a property sale loss

11:36 Using Private Money for rent-to-own deals

15:26 Using Private Money in real estate

19:54 Teaching investors about funding deals

20:48 Investing liquid capital securely

24:57 Educating private lenders on IRAs

27:35 Funding property deals with lenders

33:02 Real estate closing funds process

36:59 Analyzing deals and marketing strategies

39:07 Solving wholesaler challenges

Connect With Jay Conner: 

Private Money Academy Conference: 

https://www.ThePrivateMoneyConference.com 

Free Report:

https://www.jayconner.com/MoneyReport

Join the Private Money Academy: 

https://www.JayConner.com/trial/

Have you read Jay’s new book, Where to Get the Money Now?

It is available FREE (all you pay is the shipping and handling) at https://www.JayConner.com/Book 

What is Private Money? Real Estate Investing with Jay Conner

http://www.JayConner.com/MoneyPodcast 

Jay Conner is a proven leader in real estate investing. Without using his own money or credit, Jay uses creative methods to buy and sell properties, averaging $86,000 in profit per deal. 

#RealEstate #RealEstateInvesting #RealEstateIn

Credits to:

https://www.youtube.com/watch?v=s6DC3SMYHd4                                                              

“Private Money vs. Hard Money: A Better Way to Fund Real Estate Deals with Jay Conner ”

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

In the world of real estate investing, one of the biggest obstacles isn’t always finding the perfect deal—it’s securing the funding to make those deals happen. Traditional advice often tells ambitious investors, especially those just starting, something along the lines of: “Just put a deal under contract, and the money will show up,” or “Money finds good deals.” But as this podcast episode featuring Jay Conner and Stephen Lee-Thomas dives into, there’s a smarter, less stressful approach: lead with education, not persuasion, and let Private Money come to you.

Why Private Money Rocks the Real Estate World

For years, Jay Conner and his wife Carol Joy financed their real estate transactions the conventional way: via unsecured lines of credit at local banks. This worked until 2009, when a sudden call from their banker closed that door overnight due to the global financial crisis. Like so many investors, Jay Conner found himself suddenly shut off from the traditional funding sources he depended on.

Out of necessity, he asked himself a critical question: “Who, not how, can help me?” That pivotal moment led him to discover the world of Private Money—a method of raising funds directly from individuals looking for higher, safer returns on their capital or retirement accounts, rather than from institutional lenders. Suddenly, a problem became an opportunity. And over the next several years, Jay Conner and Carol Joy attracted funding from 47 ordinary people, none of whom had ever heard of private lending or self-directed IRAs before.

Education Over Sales: The Indirect Approach

What’s the secret to Jay Conner’s Private Money success? It’s not about pushing, selling, or convincing. Instead, he wears what he calls the “Private Money Teacher” hat—educating those in his network about how private lending works and the safe, attractive returns they can achieve. He never asks for money directly. He simply shares the opportunity and lets interest develop naturally.

One of his most powerful tactics is the “indirect method.” Here’s how it works: Jay Conner asks influential friends if they know anyone dissatisfied with their current returns at the bank or losing money in the stock market. By leading with a genuine request for help rather than a sales pitch, curiosity and interest are piqued. It’s a low-pressure approach that often turns his contacts into eager investors themselves.

As Stephen Lee-Thomas echoes on the episode, the best time to raise capital is before you have a deal. The worst? When you desperately need money to close—because, as Jay Conner humorously notes, “desperation has a smell to it.” Educate, build relationships, and let the money “chase you.”

Private Money vs. Hard Money: Know the Difference

There’s often confusion between Private Money and hard money, but the distinction is important:

• Private Money: Comes from individuals, usually from their own savings or retirement accounts, looking for better yields. The terms are flexible, the rates are typically lower, and you—yes, you—set the terms. No applications, no credit checks, no expensive fees. And if you’re educating rather than selling, you become a trusted resource.
• Hard Money: Usually comes from brokers or lenders operating funds pooled from multiple investors. Interest rates are higher, terms are strict, and a slew of fees and underwriting comes with the territory. They make the rules—you play by them.

Build Confidence, Build Capital

Jay Conner’s advice for new investors is simple but profound: adopt the right mindset. See yourself as a teacher, not a beggar. When you genuinely help others unlock new, safe, high-yielding investment opportunities, you’ll be perceived as an expert, and Private Money will follow.

If you want to accelerate your learning, Jay Conner offers in-person “Private Money Conference” events, where attendees learn NOT just scripts but the mindset, confidence, and relationship-building skills that turn ordinary conversations into funding opportunities.

The Bottom Line

Raising capital isn’t about chasing or persuading. It’s about educating, empowering, and building authentic relationships. Private lenders need real estate investors as much as investors need them. Start seeing yourself as a teacher and a connector, and you’ll be surprised how quickly funding finds you—before you even need it.

Ready to learn more? Visit Jay Conner’s website and start your own journey into Private Money mastery.

10 Discussion Questions from this Episode

1. How did Jay Conner initially begin his journey into real estate investing, and what catalyzed his transition to Private Money funding?
2. What is the main difference between Private Money and hard money, according to Jay Conner?
3. Why does Jay Conner believe that “desperation has a smell to it” when it comes to raising Private Money?
4. What strategies does Jay Conner recommend for starting a conversation about private lending without coming off as needy or salesy?
5. How does Jay Conner’s “indirect method” for attracting private lenders work, and why does he find it effective?
6. What role does mindset play in successfully raising Private Money, based on Jay Conner's experience?
7. How does the educational approach to sharing investment opportunities benefit both the investor and the potential private lender?
8. Why is it important to line up capital before securing a real estate deal, according to the conversation between Jay Conner and Stephen Lee-Thomas?
9. What are the risks and rewards of using Private Money compared to more conventional forms of financing in real estate?
10. What actionable steps can someone new to real estate investing take to start building relationships with potential private lenders, as suggested in this episode?

Fun facts that were revealed in the episode: 

1. $2.15 Million Raised Without Pitching a Deal
   Jay Conner shared that he raised $2,150,000 in new funding for real estate deals by simply educating people in his network about private lending, never formally pitching a deal or asking for money directly.
2. First Private Lender Doubled Their Commitment Over Coffee
   During his first conversation using the "indirect method," Jay Conner was initially offered $250,000, but after explaining the private lending opportunity and enjoying two cups of coffee, the lender upped their offer to $500,000.
3. Nearly $1 Million Raised from One Luncheon
   By hosting his first Private Lender Luncheon for 20 people, Jay Conner raised $969,000 in funding from attendees, all without having any deals attached at the time.

Timestamps:

00:00 Discovering private lending opportunities

04:55 Facing a credit line closure

07:52 Discovering Private Money real estate

13:04 Attracting Private Money lenders

15:48 Leveraging local connections for referrals

19:36 Timing for raising capital

23:31 Building investor relationships

26:29 Successful real estate money raising

28:35 Explaining hard money lending

33:02 Shifting mindset for raising funds

33:55 Gaining confidence through education 

Connect With Jay Conner: 

Private Money Academy Conference: 

https://www.ThePrivateMoneyConference.com 

Free Report:

https://www.jayconner.com/MoneyReport

Join the Private Money Academy: 

https://www.JayConner.com/trial/

Have you read Jay’s new book, Where to Get the Money Now?

It is available FREE (all you pay is the shipping and handling) at https://www.JayConner.com/Book 

What is Private Money? Real Estate Investing with Jay Conner

http://www.JayConner.com/MoneyPodcast 

Jay Conner is a proven leader in real estate investing. Without using his own money or credit, Jay uses creative methods to buy and sell properties, averaging $86,000 in profit per deal. 

#RealEstate #Rea

Credits to:

https://www.youtube.com/watch?v=h7rl-5pCaBY                                                              

“Episode 145 - How to Fund Real Estate Deals with Private Money & Self-Directed IRAs -with Jay Conner”

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

Private Money is reshaping the way real estate investors fund their deals, and few understand this realm better than Jay Conner, often dubbed the "Private Money Authority." 

On a recent episode of the Raising Private Money podcast together with Ryan Pulice, Jay shared his journey, strategies, and secrets to successfully leveraging Private Money for real estate deals. Whether you're a novice or a seasoned investor, the episode was packed with actionable insights you can use to skyrocket your investing business. Here’s a breakdown of the most essential lessons.

The Banking Crisis that Sparked a Private Money Revolution

Jay’s foray into Private Money began out of necessity during the 2009 financial crisis. After years of relying on bank lines of credit and mortgage companies to fund deals, Jay found himself suddenly cut off by his banker—without notice, right after putting earnest money down on two properties. Faced with the possibility of losing significant profits and having no funding options, Jay asked a crucial question: “Who do you know that can help fix your problem?”

That led him to a contact who introduced him to the concept of private lending—individuals who lend their investment capital or retirement funds directly to real estate investors. This paradigm shift changed Jay’s business forever.

Become a Teacher, Not a Pitchman

One of Jay’s standout strategies is leading with education rather than sales. Most people have never heard of Private Money or self-directed IRAs. By adopting a “teacher mindset,” investors can genuinely help their network understand a new world of opportunity. “As a result, you as the borrower get to make the rules,” Jay noted.

Unlike traditional banking, where lenders set all terms, private lenders are open to the terms set by the investor—when the investor explains the benefits, safety, and structure thoroughly.

The Power of Self-Directed IRAs

A major revelation for many listeners is the use of self-directed IRAs for Private Money investing. As Ryan observed, most people wrongly believe their retirement funds are locked in mutual funds. Jay points out that less than 1% of people have even heard of self-directed IRAs, partly because financial advisors have no incentive to recommend them.

By educating your network about this underutilized vehicle, you’re providing access to higher returns and tax advantages—while also unlocking a new source of funding for your deals.

Why Private Money Beats the Banks

Jay listed several reasons private money trumps traditional financing. Here are just a few highlights:

• You’re Always Approved: Forget lengthy applications and underwriting hurdles—when you use private money, “you’re already approved”.
• Unlimited Potential: There’s no cap on how much you can borrow or the number of deals you can do.
• Cross-State Flexibility: Private lenders can be from any state, greatly expanding your capital sources.
• Speed and Control: As your own underwriter, you decide the terms, cash flow structure, and loan-to-value ratios.

How to Find Private Lenders

Jay distilled his approach into three categories:

1. Current Network: Family, friends, your social, professional, and service circles (think CPA, attorney, business owners).
2. Expanded Network: Groups like BNI, Rotary, and the Chamber of Commerce offer networking opportunities beyond your immediate circle.
3. Existing Private Lenders: Those already experienced in private lending, often found via self-directed IRA companies and networking events.

Structuring Deals for Success

Jay recommends always teaching the opportunity first, separate from discussing any specific deal. Once people are educated and prepared, funding flows naturally. A typical script involves telling potential lenders, “I got great news for you; I can now put your money to work,” sharing the property details, and simply arranging for the funds to transfer. Pitching the deal is unnecessary—trust is built through education and relationship.

Get Started: Resources from Jay

Jay generously offered listeners free resources, including a private money script collection and his bestselling book, “Where to Get the Money Now.” He even invites investors to his live event for a nominal fee for hands-on learning.

Final Thoughts:
If you’re serious about scaling your real estate business, embracing private money is a game changer. As Jay shared, it’s about being a leader and teacher—help your network win, and you’ll never struggle to fund another deal. Dive deeper with Jay’s resources and start building your own private lending network today.

10 Discussion Questions from this Episode

1. Jay Conner described a pivotal moment in 2009 when his bank unexpectedly closed his line of credit. How did this event change the trajectory of his real estate investing career, and what lessons can investors draw from his experience?
2. The episode highlights the concept of being “your own underwriter” in private money lending. What are the advantages and potential risks of this approach compared to traditional institutional lending?
3. What is the difference between private money and hard money, and why does Jay Conner emphasize the distinction throughout the episode?
4. Education and positioning as an “expert” play key roles in raising private money. How can real estate investors effectively educate their networks to attract potential private lenders?
5. Jay Conner has never pitched a deal or directly asked for money, but instead offers an “opportunity.” What are the psychological and practical implications of this approach for both investors and lenders?
6. The use of self-directed IRAs is discussed as a tool for both raising capital and offering tax advantages. What are the benefits and challenges associated with utilizing self-directed IRAs in real estate investing?
7. Liability and asset protection were briefly addressed with a focus on LLCs and land trusts. What are the key factors investors should consider when choosing the appropriate ownership structure for their real estate investments?
8. Jay Conner outlined three main sources for finding private lenders: current network, expanded warm market, and existing private lenders. Which of these sources do you think is most effective, and why?
9. The episode stresses the importance of separating the conversation about private money from the presentation of individual deals. How does this separation benefit both the investor and the potential lender?
10. The SEC’s role in regulating capital raising is explored, with Jay Conner distinguishing between single-family asset-backed debt and syndications. How does understanding these regulations protect investors, and what mistakes should be avoided when raising private capital?

Fun facts that were revealed in the episode: 

1. No Applications Needed: When raising private money for real estate, Jay Conner highlights that you don’t have to fill out lengthy applications or meet arbitrary institutional requirements—if you’re a real estate investor, you’re “already approved” to borrow private money.
2. Self-Directed IRAs Are a Hidden Opportunity: Less than 1% of the population knows about self-directed IRAs for private lending, and Jay Conner points out that most financial advisors never mention them because they don’t earn commissions from them.
3. You Can Get Paid to Buy Houses: By structuring private money deals the right way, Jay Conner explains that real estate investors can sometimes bring home a check on the day they buy a property, using excess funds raised to cover renovations and carrying costs.

Timestamps:

00:00 Discovering private money lending

03:32 Losing a line of credit

07:11 Learning about private money

12:33 Funding real estate investment deals

16:41 Setting up an LLC properly

20:22 Assessing Property Cash Flow

21:11 Explaining private lender financing

26:37 Finding Private Lenders: Current Network

27:56 Building a referral network

31:53 Offering Free Autographed Book

33:54 Wrapping up with Jay

Connect With Jay Conner: 

Private Money Academy Conference: 

http

Credits to:

https://www.youtube.com/live/LiLbmB1HvgA                                                             

“How To Use Private Money To Build Your Empire With Jay Conner”

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

If you’ve ever dreamed of investing in real estate—but felt held back by traditional bank loans, poor credit, or lack of cash—this episode of the Raising Private Money podcast, featuring Jay Conner on Richard Kaufman's Vertical Momentum, is essential listening. It explains how mastering Private Money can revolutionize your real estate journey, allowing you to close deals fast, scale your business, and reduce reliance on banks or hard money lenders.

The Turning Point: When Banks Say “No,” Opportunity Says “Yes”

Jay Conner, known as the Private Money Authority, recounts a pivotal moment from 2009. After having funded deals through banks and mortgage companies for years, his line of credit was suddenly cut, right in the middle of two lucrative deals with six figures in potential profit. The lesson? The world of real estate is unpredictable, and even established investors can be blindsided by changing bank policies or economic downturns. But as Jay emphasizes, every problem has a solution—if you know who to ask.

The Power of Who You Know

Reflecting on his own experience, Jay shares that it wasn’t about “how” to solve the problem, but “who.” By reaching out to his network, he discovered Private Money and self-directed IRAs—vehicles for raising fast funding from individuals rather than institutions. This revelation led him to raise over $2 million in just 90 days, saving his deals and launching a new, resilient approach to real estate investing.

He underscores the importance of relationships: It’s not a cold sales pitch to strangers, but an educational opportunity for friends, fellow church members, and professional contacts. By wearing his “teacher hat,” he shows regular people how they can earn high, safe returns on funds they already have—in many cases, from retirement accounts they may not even realize are eligible for real estate investment.

Why Private Money Beats Hard Money—Every Time

Many new investors are told to just “get the deal, and the money will show up.” Jay cautions against this thinking. Instead, he advocates lining up your Private Money commitments before you find deals. This allows you to make offers swiftly and confidently, sometimes closing in as little as seven days, well ahead of the timelines banks or traditional lenders can offer. In hot markets or competitive bidding environments, this speed can make all the difference.

Private Money isn’t hard money. There’s no need to pay exorbitant points or take on burdensome terms. You make the rules with Private Money, setting rates and structures that work for both parties. Most importantly, you don’t apply for loans; your private lenders already trust and support you because of the relationships you’ve built.

Building and Expanding Your Network

What happens when you run out of contacts? Jay suggests leveraging organizations like Business Networking International (BNI) to continue expanding your circle and meeting new potential lenders. The approach is always the same: focus on service, education, and relationship-building, rather than chasing money.

He even offers a free script—the “Curiosity Opener”—to help new investors start these conversations with their network.

Automate, Delegate, and Succeed

Through smart systems and automation, Jay has boiled down his active real estate investing work to less than 10 hours a week. The bulk of his time is now spent teaching others, sharing the message that you can fund deals, flip houses, or grow a rental portfolio without ever being at the mercy of the big banks.

Take Your First Step

If you’re serious about investing in real estate, start by educating yourself on Private Money. Download Jay’s free guide, check out his national bestselling book “Where to Get the Money Now,” or tune in to his “Raising Private Money” podcast for inspiration and practical tips.

Remember: The most successful deals, and the best relationships, are built on trust, education, and mutual prosperity—not desperation or a scramble for funding at the last minute. Master Private Money, and change the trajectory of your real estate investing forever.

For more tools and actionable scripts on Raising Private Money, visit www.JayConner.com/Scripts and see how you can get started today.

10 Discussion Questions from this Episode

1. How did the 2009 financial crisis impact the speaker’s approach to real estate investing and funding deals?
2. What are the main benefits of using Private Money over traditional bank financing for real estate investors?
3. Why is it advantageous to line up Private Money before securing a real estate deal, rather than seeking funding after finding a property?
4. How does relationship-building play a role in successfully raising Private Money for real estate investments?
5. What is a self-directed IRA, and how can it be leveraged for private real estate lending?
6. What strategies were discussed for expanding your network to grow your access to private lenders?
7. In what ways did the guest suggest starting conversations about Private Money without sounding salesy or desperate?
8. How does the concept of “servant leadership” and serving others influence the way one raises Private Money?
9. What logistical relationships (beyond just with lenders) are necessary to close real estate deals quickly, as described in the episode?
10. In what ways did the speaker’s faith and personal values influence his approach to business and helping others succeed?

Fun facts that were revealed in the episode: 

1. Lightning-Fast Closings
   It's possible to close on a real estate deal in as little as 7 days—or even less! One story shared involved lining up closings for three properties within just 48 hours, all thanks to strong relationships with private lenders and a trusty real estate attorney next door.
2. No Banks Needed
   After being cut off from bank funding during the 2009 financial crisis, Private Money became the go-to strategy—resulting in never missing a real estate deal for lack of funding again. In less than 90 days, $2,150,000 was raised from regular connections without pitching a single deal.
3. Self-Directed IRAs: Secret Weapon
   Most of the 48 individuals who funded deals had never heard of private lending or self-directed IRAs until they were taught about it. These accounts let people invest their retirement funds directly into real estate as private lenders—sometimes earning tax-deferred or tax-free returns.

Timestamps:

00:00 Balancing real estate and coaching

05:16 Credit line unexpectedly closed

08:08 Learning about Private Money

11:21 Securing funds for real estate deals

14:07 Growing your network with BNI

17:50 Discussing private lending program

21:46 Investment strategy basics

25:14 Investing in real estate with IRA

28:06 Managing private lender funds

32:32 Podcast and book on Private Money

35:28 Overview of The Success Principles

37:46 Downloading the free money guide 

Connect With Jay Conner: 

Private Money Academy Conference: 

https://www.ThePrivateMoneyConference.com 

Free Report:

https://www.jayconner.com/MoneyReport

Join the Private Money Academy: 

https://www.JayConner.com/trial/

Have you read Jay’s new book, Where to Get the Money Now?

It is available FREE (all you pay is the shipping and handling) at https://www.JayConner.com/Book 

What is Private Money? Real Estate Investing with Jay Conner

http://www.JayConner.com/MoneyPodcast 

Jay Conner is a proven leader in real estate investing. Without using his own money or credit, Jay maximizes creative methods to buy and sell properties with profits averaging $86,000 per deal.