***Guest Appearance

Credits to:

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

“Eggs 420: Unlocking Unlimited Funding in Real Estate with Jay Conner”

https://www.youtube.com/watch?v=zWaAtliaWWQ&t=34s  

When it comes to real estate investing, one of the most common hurdles is securing funding. Many aspiring investors are intimidated by the strict requirements and drawn-out processes of traditional lenders. On a recent episode of “Raising Private Money,” Jay Conner sat down with Michael Smith to share game-changing insights on how private money can propel your investing career—and how you can secure it without ever asking for a loan.

The Turning Point: From Banks to Private Funding

Jay Conner recounts his early days navigating the world of real estate investment. Initially relying on banks and mortgage companies, he faced a major setback in January 2009—the global financial crisis shut down his line of credit overnight. 

Instead of giving up, Jay asked himself a powerful question: “Who do you know that can help fix your problem?” This shift in mindset led him to discover private money, an approach that forever changed his career trajectory.

Through education and networking, Jay was able to raise over $2 million in new funding—without asking anyone for money outright. As he puts it, “In fact, I don’t ask anybody for money. Today, I’ve got 47 private lenders that are funding our deals without ever asking for money. I never pitch a deal.” The secret? He became a teacher, educating potential lenders about the opportunity instead of selling or persuading.

Teaching the Opportunity: The “Private Money Teacher” Approach

Rather than chase investors or beg for funds, Jay Conner recommends a teaching approach. In this world, the investor defines the terms—interest rates, loan-to-value ratios, note length, and frequency of payments—in advance. For Jay, that means paying an attractive 8% interest to his private lenders and limiting borrowing to 75% of the after-repaired value of a property.

He stresses the importance of separating two conversations: first, teach the opportunity and program; second, once a potential lender is educated and interested, bring them a deal that fits the criteria. Jay’s exact script for putting a lender’s money to work is simple: “Mike, I’ve got great news for you. I can now put your money to work. I’ve got a house under contract... with an after-repaired value of $200,000. The funding required for the deal is $150,000…”

The key here is that his lenders have already been educated. There’s no selling, no chasing—just fulfillment of a promise.

Protecting Lenders and Structuring Deals

A major concern for both sides is risk. What happens if a deal falls through? Jay Conner explains that his private lenders are protected similarly to banks, with asset-backed debt secured by a mortgage or a deed of trust. They’re named on the insurance policy and title, ensuring recourse if the borrower fails to perform.

This approach distinguishes “one-off” deals from larger projects requiring SEC compliance. In single-family home investments, which are Jay’s specialty, the deals are asset-secured and private lenders receive steady, predictable returns—rather than a share of potentially fluctuating profits. The conservative borrowing limit of 75% of the after-repaired value means lenders have a substantial equity cushion.

Where to Find Private Lenders

Jay categorizes sources of private lenders into three groups:

1. Your warm market: friends, family, and personal connections.
2. Expanded warm market: networking groups like BNI (Business Networking International) and community organizations.
3. Existing private

***Guest Appearance

Credits to:

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

“Podcast Ep 88: Raising Millions Without Banks- Private Money Secrets with Jay Conner”

https://www.youtube.com/watch?v=Co6x-JhgtuE  

Building a successful real estate investing business often comes down to one key ingredient: funding. For many, the journey starts with traditional lenders—your local banks and mortgage companies. But what happens when those funding sources abruptly dry up? For Jay Conner, that moment marked a turning point, sparking a radical and highly profitable evolution in his investing strategy—one that anyone aspiring to real estate success can learn from.

From Banking Crisis to Private Money Breakthrough

As Jay Conner recounted to Philip Chan in a recent episode of the Lightspeed Investing Podcast, his real estate journey began conventionally. He and his wife, Carol Joy, started investing in single-family homes in Eastern North Carolina back in 2003, funding projects through local banks. For six years, it worked—until, abruptly, in January 2009, the bank called and shut down his line of credit.

“I learned like that over the telephone that my line of credit had been closed with no notice to me whatsoever,” Jay Conner recalled. With two houses under contract and no funding, panic could easily have taken over. Instead, Jay asked himself a crucial question: “Who do I know that could help me fix my problem?”

It was this pivot—from “how” and “what” to “who”—that led Jay Conner to private money, through a conversation with another investor, Jeff Blankenship. That conversation, and following exposure to private money at his first real estate investing conference, changed his business forever. Within 90 days, Jay Conner had raised $2,150,000 in new private funding—more money than he ever had from the banks.

The Power of Private Money: Simpler, Safer, Scalable

What is private money, and why is it such a game-changer? In Jay Conner’s words, it’s “getting funding from just ordinary people … using their investment capital or their retirement funds.” He calls it 'lazy money'—money that’s not working hard in CDs or low-yield savings, but instead can earn much higher, safer returns through real estate-backed loans.

Jay Conner offers his private lenders 8% annual returns—vastly superior to what most are earning at the bank, and, crucially, fully secured by first or second position liens on the property. That means the lender is protected by the real estate asset itself; if Jay fails to pay, the lender can foreclose. In addition, Jay won’t borrow more than 75% of the after-repair value of the property, ensuring a robust safety cushion for his lenders.

While this approach might sound complex, Jay emphasizes its simplicity. He doesn’t raise funds for a big, pooled investment fund, avoiding the need for complex legal structures. Instead, each lender’s loan is secured by a note and a deed of trust (like a mortgage), tied to a specific property. This transparency builds trust.

The Blueprint for Replicable Success

What’s most impressive about Jay’s method is its replicability—even if your market is small. “Our total target market is only 40,000 people, and we do two to three deals a month. Average profits are $86,000,” Jay Conner shares. You don’t need to swim in a huge pond; dominate a small market, and you can thrive.

Another key takeaway: momentum with private lenders grows. Jay now has 47 private lenders on his roster—and none of them had even heard of private lending before he taught them about it. He continues to source funds simply by educating those in his network about private lending’s opportunities and safety nets, then matching deals to those

***Guest Appearance

Credits to:

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

“Revolutionize Real Estate Investing with Private Money Strategies - EP 59”

https://www.youtube.com/watch?v=CM7p2K3fEOk&t=130s 

In the realm of real estate investing, many newcomers and seasoned pros alike hit the same intimidating wall: funding. Banks get selective, credit lines dry up, and the promises at seminars never seem to pan out. But what if the solution was not in begging banks or risking your own savings, but in tapping into private money?

That’s precisely what Jay Conner, known as the Private Money Authority, shared on Sir Lancelot's Real Estate Roundtable hosted by Lancelot Lenard. As someone who's flipped over 500 homes and averaged $60,000 profit per deal using private funding, Jay’s story is both inspiring and practical.

The Turning Point: From Banks to Private Money

Jay didn’t start his career with a silver spoon or endless private lenders. In fact, for six years, he did what nearly every investor does—go to banks, jump through their hoops, and hope for approval. Then, in 2009, the rug was pulled out from under him. “Jay Conner” recalled calling his banker, Steve, only to learn his line of credit was shut down overnight due to the global financial crisis. Suddenly, he was left with deals on the line and no funding.

It was in this moment that he asked himself a critical question: "Who do you know that can help fix your problem?" That led Jay to a friend who introduced him to the world of private money and self-directed IRAs, and—importantly—how ordinary people could use their savings to fund real estate deals.

Teaching, Not Selling: The Secret to Raising Private Money

Most would assume raising private capital is about pitching deals and selling your vision. Jay’s method is the opposite. He puts on his teacher hat, educates people in his network about what private lending is, how it works, and how it keeps their money safe.

“No chasing, no begging, no selling. Just offering an opportunity versus asking for money,” Jay said. In less than 90 days, he raised over $2 million simply by educating and building trust. His approach is built on demystifying private lending and showing how ordinary people—often those sitting in your church pew or neighbors—can earn high returns safely and securely.

Confidence Is Key: Overcoming the Fear Factor

For new investors, fear of rejection or not being “ready” is real. Jay stresses the importance of mindset: “Your net worth will never exceed your self-worth.” The first step is learning exactly what you’re offering, understanding how to protect your lenders, and being prepared to answer their concerns about safety and returns. If you haven’t done a deal yet, Jay recommends partnering with an experienced investor and learning on the job.

A Real-Life Example: Fast Deals, Big Profits

Private money isn’t just theoretical. Jay shared a vivid example: an oceanfront condo deal that stacked three layers of motivation (absentee owner, inherited property, and foreclosure threat). He was able to close in just seven days for $480,000 cash, invest $12,000 in repairs, and sell it for $618,000—netting $160,000 profit in six weeks. Without private money, this opportunity would have slipped away.

Building a Scalable, Automatic Machine

Systems and technology are crucial. Jay’s operation relies on a CRM, automation, and a dedicated team. Leads come in daily through multiple funnels, and his acquisitionist and other staff handle the process seamlessly. This “automatic transaction machine” means Jay spends his time making decisions, not getting bogged down in the details.

Why

***Guest Appearance

Credits to:

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

“How to Keep Customers Longer feat. Jay 'the private money guy' Conner”

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

If you’ve ever wondered how top coaches create programs that stand the test of time, look no further than Jay Conner. In a recent conversation with Megan Huber, Jay peeled back the curtain on his 14-year journey as a real estate investing coach. What emerged was a masterclass not just in raising private money, but in building a business designed for legacy.

From Real Estate Investor to Private Money Authority

Jay’s entrepreneurial story began long before he was a coach. After decades working in real estate—condominiums, shopping centers, and primarily single-family homes—Jay and his wife, Carol Joy, hit a major bump in 2009. Their local bank shut down his line of credit overnight. “I knew I had to find a better and quicker way and a more reliable way to fund my deals,” Jay recalls. Enter private money lending—a concept he’d never heard of until fate (or, as Jay says, “God’s way of staying anonymous”) intervened. Within 90 days, he raised a couple of million dollars from private individuals.

It was the perfect storm: the 2009 real estate crash offered up foreclosures to anyone who could pay cash. With his private lenders, Jay’s business tripled. But something else happened—he discovered a passion for teaching and empowering others, not just chasing deals.

Building a Coaching Business That Lasts

When Jay admits, “If I could choose just one thing…without being a member that’s actively involved in a mastermind group of fellow-minded people, I just can’t imagine being in this business on an island by myself,” it gives insight into his approach. Community and learning drive him forward.

His coaching business launched in 2011 after a phone call to his mentor, Ron Legrand. Jay was successful but bored; Ron advised him to teach what he was best at—raising private money. That simple advice became Jay’s focus. Today, he’s known as “The Private Money Guy.” His entire go-to-market strategy, as Megan emphasizes, is built around a single message: helping investors raise and leverage private money, no matter their level of experience.

Why Focus Is the Key to Branding—and Trust

Jay’s longevity comes down to unwavering focus. “You can't be everything to everybody,” he says. His marketing, courses, podcast, and seminars—they all carry the same banner. The “Private Money Success System” is his flagship program, and his podcast is literally called “Raising Private Money.” This consistency builds trust and recognition over time.

Megan points out an industry-wide mistake: experts try to cram every bit of their knowledge into one program. The result? Overwhelmed and confused clients. Jay’s method ensures his audience always knows what he stands for. As Megan says, “Anytime soon a third party hears a friend or colleague say, ‘I need help with raising private money,’ I want them to say one name.” For real estate coaching, that name is Jay Conner.

Crafting a Client Journey that Builds Relationships

Jay’s funnel strategy is a lesson for any coach:

1. Lead Magnet: Most new clients enter Jay’s world through a free “Money Guide” ebook.
2. High Engagement Offers: From the ebook, prospects are invited to a seven-day “Private Money Challenge,” then presented with additional training and offers.
3. Membership & Events: His “Private Money Academy” builds trust through regular Zoom calls, while his live “Private Money Conference” is the centerpiece of his client journey.
4. High-Ticket Coaching: At live events, Jay offers coaching programs and mastermind memberships.

Few journeys in real estate are as inspiring as Glenn Yaney’s. On a recent episode of “Raising Private Money” with Jay Conner, Glenn shared the inside scoop on how he went from waiting tables at Red Lobster to becoming the co-founder and COO of Vertical Equity Partners, raising over $14 million in private capital. Glenn’s story is proof that where you start doesn’t determine where you end up—and that the right mindset, strategies, and relationships can change your life.

Finding the Turning Point

Glenn didn’t come from money, connections, or a prestigious background. In the words of Jay Conner, Glenn’s leap “from serving tables at Red Lobster to raising millions in private money” is, frankly, wild. So how did Glenn make the switch from restaurant shifts to real estate investments?

It all started with immersion. Glenn began working for a REIT (Real Estate Investment Trust), spending his days off shadowing real estate operators. “I watched what they do,” Glenn shared, “and I learned that those guys who were most successful were the ones who figured out how to buy real estate without the banks.” This key insight set Glenn on the path to financial independence.

The First Steps: Liquidity and Income-Producing Assets

Initially, Glenn made the same mistake many do: pouring money into retirement accounts like his 401 (k) and IRAs, making himself illiquid. The real shift came when he realized, “I needed to become more liquid and buy income-producing assets.” Within a year of refocusing his investments, Glenn achieved financial independence—thanks to just a couple of smart deals.

His first deal came from a local real estate investor with a three-unit mobile home park. Glenn looked up to this investor, and when he made an offer on the property, the only way the deal worked was if the seller became the lender. The terms were set by the seller, and Glenn agreed; just like that, he had his first private loan. Similarly, he bought a nine-unit mobile home park from the same investor, solidifying his footing in the industry.

Mindset Shifts and Overcoming Fear

Glenn admits those initial deals were nerve-wracking. “You start to realize that you’re actually going to make a little bit of money other than your W2,” he recalls. For years, Glenn studied real estate and investing before he ever made money. The breakthrough came not from saving more, but from finding down payment money outside his own funds—by leveraging other people’s money.

Scaling Up and Building Trust

It wasn’t long before Glenn started scaling his business. “Raising $14 million hasn’t happened by accident,” Jay noted. Glenn’s process is systematic and built on relationships. After each deal, Glenn would talk about it with others, demonstrating experience and building credibility. His secret? Consistent communication.

“I generally call [my investors] once a quarter at least to check in, see how they’re doing personally. They either have a referral, more money to invest, or questions about their investment. And by the end of the conversation, you know what you need to do better in the future.” Glenn also relies on solid software and a strong brand to make things easy for investors.

Honesty, Transparency, and Consistency

So what turns a one-time lender into a repeat investor? “Consistency and being very honest,” says Glenn. Investors know that in real estate, things can go wrong. But if you keep them informed—especially during rough patches—they’re more likely to trust you with more capital in the future.

Glenn shared the story of a mobile home park that went eight feet underwater during Hurricane Helene. “We had to communicate with the lender. It’s not like you could tell them the park was fine.” Through honest updates and transparency, Glenn maintained the relationship even through zero-revenue periods.

Structure and Win-Win Deals

When str

***Guest Appearance

Credits to:

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

“Real Estate Deals with Private Money!”

https://www.youtube.com/watch?v=70bQ7fWVgiM&t=367s    

 If you’re a real estate investor, entrepreneur, or simply someone looking to take your business to the next level, you’ve likely encountered one common hurdle: access to funding. The latest episode, featuring Jay Conner and Kenner French, dives deep into an innovative approach that has been helping investors scale their portfolios for years—raising private money without ever directly asking for it.

Jay Conner, recognized in the industry as “The Private Money Authority,” shared the actionable, real-life steps that have powered his own success since 2009 and transformed the investment businesses of countless others. He emphasizes that this isn’t a theory—it’s a proven strategy honed over years of real estate experience.

Private Money vs. Hard Money: Understanding the Difference

One of the biggest takeaways from the episode is Jay’s distinction between hard money and private money. As Jay notes:

“Private money has had more of an impact…in my real estate investing career ever since 2009 when I started doing it beyond anything else that I’ve done.”

Hard money lending typically involves strict terms, high interest rates (often between 12% and 14%), origination fees, appraisals, and a limited timeframe to repay the loan. By contrast, private money is all about building one-on-one relationships with individuals—often from your own network. These lenders provide funds from their investment capital or retirement accounts, allowing the real estate entrepreneur to set the terms, interest rates (often as low as 8%), and loan period (usually multiple years).

The Mindset Shift: From Borrower to Teacher

A recurring theme throughout Jay’s approach is the importance of mindset. Most people think the person with the money makes the rules, but Jay flips the script. 

He urges investors to:

“Take on the mindset of having a servant’s heart and put on your teacher hat.”

Rather than begging or selling, you develop a program, become the “private money teacher,” and share opportunities with potential lenders in your network. 

This isn’t about joint ventures or giving away equity. The private lender becomes, in essence, a bank, collateralized not through ownership but through promissory notes and deeds of trust.

Five Steps to Raise Private Money

Jay outlines a simple, replicable five-step process:

1. Make Your List: Identify the top prospects in your own network—people in your contacts, at church, or on your email list.
2. Opening Conversation Script: Use direct or indirect methods (which Jay expands on in his conference) that don’t involve asking for money, but instead spark curiosity and invite questions.
3. Stress-Free Investing Audio: Jay records a short audio to introduce people to the concept of private money, raising questions without pitching the opportunity directly.
4. One-on-One or Group Presentation: Teach the program, share success stories, outline terms, and explain the safety and profitability of private lending.
5. Verbal Pledge: Secure a verbal commitment about how much a prospective lender can offer, without pressure or paperwork at this point.

Why Private Money Works—for Both Sides

There are a wealth of reasons why investors prefer private money: no credit checks, no income verification, no personal guarantees, fast closings, and the ability to bring home fast cash and fund unlimited deals. For private lenders, their investment is safely collateralized, they earn far more than

***Guest Appearance

Credits to:

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

“Unlocking Unlimited Private Money Success with Jay Conner”

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

 Are you a real estate investor frustrated by the limitations of traditional financing? You’re not alone. In the latest episode of the Raising Private Money podcast, Jay Conner shares his transformative journey from relying on banks to harnessing the power of private money—a shift that reshaped his investing career and can do the same for you.

The Asset-Backed Debt Advantage

Jay emphasizes that private money deals in single-family real estate are distinct from syndications regulated by the SEC. What makes them different? They’re structured as “asset-backed debt,” meaning every loan is secured by an individual property—protected by a mortgage or deed of trust. 

Jay puts it simply: “We’re not borrowing money unsecured; we’re securing that note with a deed of trust or a mortgage.” This structure opens the door to a wide range of lenders, regardless of accreditation, each with their own promissory note for each property.

There’s also flexibility. Whether you have one property or a portfolio, there’s no limit to the number of private lenders you can work with, nor do your lenders need to meet strict financial requirements. As Jay notes, “All the notes are secured by individual properties,” freeing you from the headaches and restrictions of bank lines of credit.

The Origins of a Private Money Mindset

Jay didn’t always have access to private capital. He started in mobile homes and, for years, funded his deals the traditional way: “Go to the local bank or the mortgage company and fill out applications.” That changed dramatically in 2009 when, during the financial crisis, his bank shut down his line of credit overnight. 

Without options, Jay reached out to peers and discovered the world of private lending and self-directed IRAs—a revelation that allowed him to raise over $2 million in new funding, even as markets crashed.

Central to Jay’s success was a mindset shift. He advocates “owning the real estate between your ears,” urging investors to approach private money not as desperate borrowers but as educators who offer opportunities. 

Jay became a “private money teacher,” sharing the mechanics and benefits of private lending with people in his network who, more often than not, had never heard of the concept.

The Good News Phone Call: How to Get Your Deals Funded

If you’re wondering how Jay gets his deals funded 100% of the time, it all hinges on transparency and preparation. Before presenting any deal, he educates potential lenders about the program: interest rates (often 8%), terms, collateral, and protections. 

He separates teaching about private money from pitching individual properties, insisting, “Desperation has a smell to it. The worst time in the world to be raising private money is when you need it for a deal.”

Once a lender is onboard and prepared—sometimes moving their retirement funds to a self-directed IRA—Jay calls with the “good news”: a deal matches their criteria, here are the numbers, and here’s how to wire the funds. This process builds trust and excitement, ensuring lenders are ready and eager to participate.

Flexibility for Investors and Lenders Alike

One of the most powerful aspects of private lending is that the investor sets the terms. Payments can be monthly, quarterly, or only upon completion, depending on the lender’s objectives. 

Jay highlights that elderly lenders seeking income can receive monthly payments, while those using IRA funds may prefer less frequent payouts. When buying property, Jay’s deals often

***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