Raising Private Money with Jay Conner

Credits to:

https://www.youtube.com/watch?v=Xqu2JG2Yk8w                                                            

“How To Buy Real Estate With Other People’s Money With Jay Conner - 085 I The Open Concept Podcast”

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

If you’ve ever dreamed of investing in real estate but felt paralyzed by the belief that “only people with money can make money,” you’re not alone. The overwhelming majority of aspiring investors—and even many seasoned ones—believe the greatest barrier to entry is lack of funding. But as the Raising Private Money Podcast shows, that’s not the whole story. In fact, most people are asking the wrong questions.

Let’s pull back the curtain on the art of raising Private Money, and discover why real estate isn’t just for the wealthy—it’s for those who know how to connect, communicate, and serve.

What is Private Money, Really?

For many, “Private Money” conjures images of sophisticated, wealthy financiers or shadowy institutional backers. But according to Jay Conner, that’s a misconception. Private Money is not about banks, hard money lenders, or institutional lines of credit. Instead, it’s sourced from “ordinary human beings”—friends, acquaintances, professionals in your network, and even people you play golf with—who are simply seeking better returns than what’s available from a certificate of deposit or the unpredictable stock market.

The vast majority of these folks have never even heard of Private Money or self-directed IRAs. The key? You don’t need to chase or beg them to invest. As Jay explains, private lenders are everywhere, and it’s your role to present the opportunity—not to ask for a loan.

Serving, Not Selling: The Mindset Shift

Perhaps the most powerful insight from the conversation is the shift from scarcity (“I need money for a deal!”) to service (“Let me help you get better returns”). Desperation, Jay warns, “has a smell to it.” The worst time to raise Private Money is when you’re frantically seeking funds for a deal under contract. Instead, line up capital before the need arises. This mindset—owning “the real estate between your ears”—turns you into an educator and problem-solver, not a salesperson.

How do you start? Simple, clear communication and education. Jay uses a 20-minute “Private Lender Presentation,” keeping things accessible and straightforward. No fancy applications, no convoluted sales pitches—just a conversation about how your opportunity can solve their problem.

The Power of Relationship and Referrals

Another golden nugget: Ask for referrals, not handouts. When Jay first started, he approached people not to ask them directly for money, but to request their help in spreading the word about his investing opportunity. More often than not, this indirect approach led to those very people expressing interest themselves.

Why does this work? It removes pressure and creates curiosity, shifting the dynamic from “sales” to “service.” People are far more willing to engage and invest when they feel they’ve entered the process on their own terms.

Keep it Simple: Systems that Scale.

Managing dozens of private lenders doesn’t require a Wall Street-level back office. Jay’s system? Two simple spreadsheets—one tracking properties and their associated lenders, another tracking available funds. Transparency and clear communication keep everyone in the loop and happy.

When it comes to deploying capital, treat your lenders like VIPs: prioritize new lenders to “prove you can perform,” keep your offers conservative to manage risk, and always structure win-win deals. Educate your partners on deal structure, protection (like being named on insurance policies and title), and realistic returns.

The Real Secret: Mindset and Action

What separates those who succeed from those who never make the first call? According to Jay, it’s mindset and a willingness to act. Many struggle with fear—of rejection, of making mistakes, of stepping into the unknown. But as Jay reminds us, “How can you be rejected if you’re not asking for anything?”

Private Money is not reserved for the select few. It’s accessible to anyone willing to educate, serve, and ask the right questions. By focusing on relationships, embracing a service-first mentality, and keeping your systems simple, you can unlock a world of opportunity—both for your investors and for your own real estate journey.

Are you ready to leave the scarcity mindset behind and step into the world of Private Money? Your network is waiting. All you have to do is start the conversation.

10 Discussion Questions from this Episode

1. Why is it important to separate the conversation about teaching potential private lenders from presenting them with a specific real estate deal?
2. What are the main differences between Private Money and hard money lending, and why is this distinction important for real estate investors?
3. According to the guest, what are the three main categories of potential private lenders, and how can investors tap into each?
4. What mindset shift is necessary for new investors when transitioning from traditional funding to raising Private Money?
5. How does the use of a simple Excel spreadsheet system help manage multiple private lenders and deals?
6. What advice is given for individuals who have never completed a real estate deal but want to begin raising Private Money?
7. Why is the indirect approach—in which you ask for referrals instead of directly for money—potentially more effective when talking to potential private lenders?
8. What is the “Good News Phone Call” script, and how does it play a role in consistently securing funding for deals?
9. What are the biggest mistakes new investors make when trying to raise Private Money, and how can they be avoided?
10. How does focusing on serving others and relationship-building, instead of transactions, impact long-term success in real estate investing?

Fun facts that were revealed in the episode: 

1. No Need for a Deal to Raise Money
   One unique strategy discussed is that you don’t need to have a property deal under contract before raising Private Money—in fact, it works better to secure funding first so you’re never scrambling or appearing desperate when a deal comes up.
2. Simple Tracking System
   Despite funding over 500 properties using money from 47 private lenders, all investments are tracked using just two simple Excel spreadsheets—no fancy finance software or full-time accounting department required.
3. The “Good News” Phone Call Script
   To secure funding without ever “asking” for money, a specific phone call script is used—once a potential lender is educated about the opportunity, the call simply informs them, "I can now put your money to work," rather than requesting funds. This script claims a 100% success rate for getting real estate deals funded.

Timestamps:

00:00 Demystifying Private Real Estate Investment

09:51 Securing Funding Before Deals

11:45 Managing investments and investor tracking

16:07 Selling Yourself, Not Just the Deal

26:17 Recruiting a referral partner

30:22 Brandon's investment decision criteria

32:50 Asking for referrals tactfully

41:55 Narrow vs. Broad Investment Strategies

47:06 Managing construction costs in home flips

48:41 Home inspection and contractor bids

58:26 Discussing personal motivation and fulfillment

01:02:43 Free script for starting conversations

01:05:47 Free money guide download 

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

In the latest episode of "Raising Private Money," listeners got a behind-the-scenes look at how creativity, relationship-building, and private lending can transform a seemingly troubled property into a win-win investment. The story, shared by Willie Oyola, is packed with real-world lessons for investors at every stage.

The Power of Nurturing Relationships

One of the main takeaways from Willie Oyola's experience is the importance of nurturing every connection. The deal began when a prospective tenant reached out, interested in a rent-to-own property Willie was advertising. Although that initial opportunity didn’t materialize, Willie maintained contact and built rapport. Later, he learned this same person was looking to downsize and sell her own home. This conversation revealed a deeper need: she and her husband were in pre-foreclosure on their 5,000-square-foot house and needed a solution fast.

As Coach Crystal pointed out, the lesson here is clear—always keep the lines of communication open, and never underestimate where a simple follow-up can lead. Having a system, whether a CRM or reminders, can help ensure you’re consistently connecting with potential partners, tenants, and sellers. Deals often come from unexpected places when you are receptive and responsive.

Solving Problems Creatively

The real magic in this deal was in the problem-solving approach. The seller needed to avoid foreclosure and move on with dignity. Willie saw an opportunity to acquire the home "subject to" the existing mortgage—a powerful strategy in real estate that allows an investor to take over the property's mortgage payments without triggering a new loan or traditional purchase.

The existing mortgage on the home was around $450,000, locked in at a 2.5% interest rate from a low-rate environment in 2021-2022. The total value of the property, after repairs, stood conservatively at $750,000—leaving significant equity in the deal. Willie arranged for an additional $70,000 in private funds to bring the mortgage current, replace the roof, complete essential repairs, and give the seller some cash to relocate.

All this was accomplished without Willie investing any of his own money, and in fact, he received money back at closing due to the way the deal was structured. The property is now a long-term rental, bringing in $4,000 per month, with the underlying mortgage and all expenses totaling about $3,500—including payments to the private lender—resulting in positive monthly cash flow.

Private Money: The Essential Ingredient

Both Chaffee and Jay Conner emphasized the critical role Private Money played in this transaction. Having $70,000 readily available meant that when the right deal presented itself, Willie could act immediately—covering back payments, repairs, and seller incentives. This flexibility is what allows investors to implement creative strategies. As Jay Conner consistently reminds listeners: "Get the money first" so you’re ready for opportunity.

The Bigger Picture: Impact and Opportunity

What truly stands out about this deal is the impact on everyone involved. The seller avoided foreclosure and walked away with dignity and cash. The private lender earned a strong return in second position (10% interest, paid biannually), and Willie Oyola gained a cash-flowing rental with $230,000 in equity. The transaction also helped stabilize a distressed property in the neighborhood—an outcome that benefits the broader community.

Real estate investing can sometimes appear transactional, but as Coach Crystal eloquently stated, these creative strategies make it possible to genuinely help people in tough situations, while also growing your business. This is "the beautiful thing about this business"—investors who educate themselves, nurture connections, and get the money lined up are positioned to create value where others see problems.

Key Takeaways

• Relationships first: Maintain thoughtful communication—you never know where it may lead.
• Creative structuring matters: Subject-to and Private Money open doors traditional approaches may miss.
• Get the money first: Having private funds available means you can seize opportunities quickly.
• Aim for win-wins: The best deals help sellers, investors, lenders, and neighborhoods alike.

Are you ready to build your confidence and learn the systems that make deals like these possible? Consider attending an upcoming Private Money Conference, where you’ll receive hands-on guidance and resources to raise private funds and scale your impact in real estate investing.

10 Discussion Questions from this Episode

1. What steps did Willie Oyola take to transition from initially connecting with a potential tenant to ultimately acquiring her property as an investment deal?
2. How did the use of subject-to financing with a 2.5% interest rate impact the profitability and strategy of Willie’s deal?
3. What are the key advantages and potential risks of bringing in Private Money in a second position, as demonstrated in this case study?
4. Why is nurturing leads and ongoing relationship-building critical in real estate investing, according to Coach Crystal?
5. How do creative strategies like combining subject-to deals with Private Money lending create value for both investors and distressed sellers?
6. In what ways did due diligence—such as understanding the property’s location, value, and future development—inform Willie’s decision to hold this property as a long-term rental?
7. What lessons can be drawn about loan-to-value ratios and risk management from Jay Conner’s calculations and recommendations?
8. How do positive cash flow and significant equity position in a deal contribute to an investor’s long-term business goals?
9. What role do community, mentorship, and access to actionable information play in investor success, based on Coach Crystal and Chaffee's comments about the live event?
10. How do deal structure strategies that include worst-case scenario planning and multiple exit options protect both the investor and the private lender?

Fun facts that were revealed in the episode: 

1. Creative Deal Structure Win: Willie Oyola acquired a 5,000-square-foot lakefront home using a “subject to” deal with a 2.5% mortgage rate, secured additional private funding in second position, and ended up with zero of his own money in the deal—actually receiving a check at closing for excess cash to close! 
2. Impressive Cash Flow: By renting the renovated property for $4,000 a month, after all mortgage and private lender costs, Willie Oyola enjoys about $400 per month in positive cash flow—plus over $230,000 in built-in equity on the home. 
3. Networking Pays Off: The seller originally contacted Willie Oyola about a rent-to-own, but thanks to consistent follow-up and relationship-building, Willie discovered she was selling her distressed home. This led to a win-win creative deal and allowed the seller to avoid foreclosure entirely. 

Timestamps:

00:00 Willie and Haruna's business deal

03:23 Finding a property to invest in

08:54 Discussing property purchase details

13:25 Reviewing rental property cash flow

17:05 Helping sellers avoid foreclosure

18:22 Importance of Private Funding

24:02 Coaching challenges and profit potential

25:36 Attending Jay's networking event

28:39 Private Money bonus resources

32:46 Getting 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. 

#RealEstate #RealEstateInvesting #RealEstateInvestingForBeginners

In real estate investing, the focus is often on profits, property flips, and securing great deals. But as highlighted in a recent episode of “Raising Private Money with Jay Conner,” true success goes far beyond numbers on a balance sheet. Through an in-depth case study and practical advice, Jay Conner, Crystal, and Chaffee reveal that building wealth is most rewarding—and sustainable—when done with integrity, creativity, and a servant’s heart.

The Power of Relationships

A major theme from the episode is the unparalleled power of relationships in real estate. Instead of endlessly searching for off-market properties or solely relying on aggressive marketing, Jay underscores the value of strong partnerships with realtors. In one scenario, a trusted realtor brought him a distressed property that had not responded to any marketing efforts—this proactive approach was a game-changer.

Chaffee emphasizes that many investors overlook the benefits of working closely with real estate agents, assuming direct-to-seller is always superior. However, by cultivating reciprocal relationships, both parties come out ahead: “A realtor brought you a deal knowing you would use her to list,” he points out. The agent forewent a referral fee up front, opting instead for a commission on the renovated property's sale—a classic win-win and a lesson in relationship-driven business.

Creativity in Deal Structuring

Real estate investing is as much about mindset as mathematics. Crystal highlights the creativity that sets successful investors apart. In the discussed deal, the realtor leveraged her local knowledge to seek out properties that might never hit the MLS, offering them to Jay before competitors could make a move. This approach demonstrates an invaluable lesson: look beyond routine strategies, stay open to new collaborations, and be proactive.

Furthermore, the importance of having the right team in place—realtors, contractors, acquisitionists—cannot be underestimated. Deals move quickly, and the ability to get reliable numbers fast can be the difference between snagging an opportunity and missing out.

The Art (and Math) of Negotiation

One of the episode’s more technical highlights is the detailed breakdown of negotiating and structuring the deal. Jay walks listeners through running the numbers: the after-repair value (ARV) of $450,000, as-is value of $225,000–$250,000, and renovation costs of $75,000. Instead of making his best offer first, Jay starts with a low anchor, knowing there’s room to negotiate. The sellers originally wanted $275,000, but after discussion (and time to reconsider), agreed to Jay’s maximum allowable offer of $250,000.

This process teaches several important principles: always justify your offers with data, never assume a seller’s “bottom line” is fixed, and leave room for a true win-win outcome.

Adapting to Market Shifts

Markets change, and agile investors survive. When asked about rising interest rates and the possibility of a downturn, Jay and his co-hosts stress the necessity of adaptive strategies. Whether it’s switching to more lease options during a slow market or holding properties for cash flow instead of quick flips, having multiple exit strategies is essential. Crystal advises, “Buy right, always, and have as many tools in your back pocket as you possibly can.”

Above all, don’t let fear of the unknown stop you from investing. Chaffee points out that many who paused investing during COVID missed out on the rapid appreciation that followed. The key, he says, is not timing the market, but having sound formulas, buying with a margin of safety, and being prepared to pivot when circumstances demand.

Investing For More Than Money

Ultimately, success in real estate is about more than profit. Chaffee articulates it best: “It’s not just about making money. It’s about making money while helping people.” Leading with this mindset, building trust, and serving clients, partners, and communities creates businesses that last—and legacies you’re proud of.

Every step, from deal analysis to relationship-building, can be approached with integrity and creativity. Whether you’re a newcomer or a veteran investor, these lessons from Jay, Crystal, and Chaffee offer a roadmap to wealth that enriches lives—not just bank accounts.

10 Discussion Questions from this Episode

1. What role did the relationship with the realtor play in securing the Possum Trot deal, and how can investors build and maintain similar relationships in their own markets?
2. Why is it important not to start negotiations with your maximum allowable offer, and how did this impact the outcome of the Possum Trot negotiation?
3. How does Private Money influence the structure and potential profitability of a rehab deal as described by Jay Conner?
4. What steps did Jay Conner's team take to quickly assess and secure the Possum Trot property, and why is "speed to close" so essential in real estate deals?
5. Discuss the importance of having systems and trusted team members in place, as highlighted by Crystal, when acquiring and rehabbing properties.
6. How do market conditions influence the choice between fix-and-flip strategies and other techniques like lease options or foreclosures?
7. What factors should be considered when deciding whether to keep an existing mortgage in place during a rehab, as discussed in the Q&A segment?
8. How does "buying right" protect investors from potential market downturns, and what tactics do the hosts recommend for adapting to changing markets?
9. What are the key lessons learned about creativity in structuring deals, both from the realtor's approach and from the negotiation tactics explained in the episode?
10. In what ways does the event promoted at the end of the episode differ from other real estate events, according to Chaffee, and why might that matter for aspiring investors?

Fun facts that were revealed in the episode: 

1. Possum Trot Project
   Jay Conner shared details about a unique investment property located at 1896 Possum Trot, a street he had never purchased on before, making it a memorable address for this deal.
2. Creative Realtor Collaboration
   Instead of the typical investor approach, Jay Conner and his go-to realtor Steph developed an intentional strategy where Steph and her colleague identify distressed properties, assess them, and refer motivated sellers directly to Jay without requesting a referral fee, knowing they’ll work together again on the resale of the renovated property.
3. Bringing Home a Big Check
   In this episode, Jay Conner broke down how he brought home a $90,000 check at closing on his Private Money deal—not all as profit, since $75,000 was reserved for renovations, but it’s a prime example of leveraging private lending to structure deals creatively and profitably.

Timestamps:

00:00 Building a Purposeful Business

04:45 Discussing Property Renovation Potential

10:19 Negotiating the purchase price

11:08 Discussing property purchase and financing

17:22 Working with real estate agents

19:41 Importance of contractor relationships

22:12 Rehabbing and selling real estate

26:43 Stabilizing local real estate market

29:53 Buying and investing during COVID

33:05 Loan reinstatement considerations

37:03 Building lasting team relationships

39:00 Scheduling one-on-one coaching

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. 

#RealEstate #RealEstateInvesting #RealEstateInvestingForBeginners #Foreclosures #FlippingHouses

In the ever-evolving landscape of real estate investing, one lesson remains constant: funding is king. If you’ve ever missed out on a deal because you didn’t have the money, you’re not alone. But what if you could put yourself in the driver’s seat—never reliant on banks, never missing opportunities, and walking away from the closing table with tens of thousands in profit, without sinking your own money into the deal? That’s exactly what Jay Conner and his team recently accomplished, using a shrewd application of Private Money and creative deal structuring.

The Deal Breakdown: Motivation Meets Opportunity

Crystal Baker shared a powerful case study: a property at 230 South Palmyra. The seller found Crystal’s company, CGN Homebuyers, thanks to their A+ Better Business Bureau rating—a crucial reminder that reputation builds trust. The initial call was handled by their AI assistant, Bailey, who scheduled a same-day call with the admin, demonstrating the importance of “speed to appointment”—never missing a motivated seller’s inquiry.

Why was this seller so motivated? Life had thrown him curveballs: plans gone sideways, a failed renovation, and an urgent need to relocate out of state. While the seller initially asked $205,000, there was an existing mortgage of $167,000 at a stellar 3.5% interest rate, with monthly payments of $1,289. After some negotiating—helped by the seller’s need to move quickly—the final purchase price was brought down to $173,000, just high enough to give the seller what he needed to move on with his life.

Stacking Strategies: Subject To + Private Money

What sets this deal apart isn’t just the negotiation. It’s the combination of creative strategies:

• Subject-To Financing: Crystal acquired the house “subject to” the existing mortgage. The title transferred, but the mortgage remained in the seller’s name, with Crystal agreeing to make the payments. No qualms about credit checks, no bank approvals. This alone put her in a position of control.
• Private Money for the Win: To cover renovations ($52,800 after a change order), closing costs, and to give the seller his $6,000, Crystal arranged $80,000 in Private Money, at 10% interest, paid quarterly. (Notably, her private lender is in second position—on top of the existing mortgage.) After closing expenses, Crystal walked away from the table with $71,549 in cash—before she even started renovations.

Real Numbers, Real Profit

Let’s talk projected profit, because these numbers tell the real story:

• Sale Price (ARV): $375,000
• Remaining Mortgage: ~$167,000
• Private Money Payoff/Interest: ~$82,000
• Realtor Commissions (5%): $18,750
• Closing Costs: ~$3,500
• Renovations: $52,800

After all costs and payouts, the projected net profit is $103,750—nearly double what most dream of on a single flip, all while using none of her own money.

Lessons for Investors

There are critical takeaways here for any investor, new or seasoned:

1. Reputation Sells: Crystal’s seller chose her over other investors because of trust (Better Business Bureau rating). Build your public presence.
2. Systematize for Speed: AI and CRM allowed Crystal’s team to respond immediately—a real competitive edge.
3. The Power of Asking: Instead of making a firm offer, Crystal asked the sellers what they needed. That opened the door to the best deal for both parties.
4. Stacked Creative Financing: Combining “subject to” and Private Money made an all-cash solution possible, while also ensuring a zero out-of-pocket purchase.
5. Profit Isn’t Just on the Sale: Receiving cash at closing by borrowing for both purchase and renovation means investors don’t have to “wait” for the flip to get paid.

Final Thoughts

Deals like this aren’t rare—they become routine for those who master the fundamentals: funding first, credibility, negotiation, and fast action. Are you ready to stop being at the mercy of lenders and start controlling your own deals—and your profits? Start building your Private Money network today and see what’s truly possible.

10 Discussion Questions from this Episode

1. What are the key differences between Private Money, hard money, and traditional bank financing for real estate investors as explained in this episode?
2. How does the volatility in financial markets, like shifts in the 10-year Treasury note or tightened bank lending, impact investors who rely on Private Money versus those who do not?
3. Why do private lenders often prefer an 8% fixed return from private lending compared to the potential 10% average annual return from the stock market?
4. How did Coach Crystal’s Better Business Bureau (BBB) rating influence the seller’s decision to contact her company, and what lessons can be drawn about reputation in business?
5. In the deal breakdown, what was the significance of combining a “subject-to” strategy with private lending, and how did this maximize the deal's profitability?
6. What negotiation tactics did Crystal use when communicating with the seller and his mother that resulted in a lower purchase price?
7. How important are relationships—with contractors, real estate agents, and lenders—in enabling quick action and successful outcomes for investors, as highlighted in the episode?
8. What systems did Crystal have in place (e.g., AI assistant, CRM) to ensure efficiency and “speed to appointment,” and how did this contribute to winning the deal?
9. Discuss the role of mindset and the “teacher/educator” approach in attracting Private Money lenders, as mentioned in the episode.
10. After hearing about this real-life deal, what are your key takeaways for applying combined strategies (like subject-to and Private Money) in your own investing, and what potential challenges might you anticipate?

Fun facts that were revealed in the episode: 

1. Better Business Bureau Leads
   A motivated seller found Coach Crystal because her company, CGN Homebuyers, had an A+ rating on the Better Business Bureau website. This endorsement was so compelling that it helped Crystal stand out above other investors and clinch the deal.
2. Getting Paid at Closing—Literally!
   On a recent real estate transaction, Coach Crystal brought home an excess cash-to-close check of $71,549—meaning she actually received money at closing, used none of her own funds upfront, and still had enough left over after covering the rehab and seller's needs.
3. Creative Deal Structuring Wins
   Coach Crystal combined two strategies in one deal: she bought the property "subject to" its existing low-rate mortgage (3.5%) and supplemented with private lender funds in second position, showcasing a creative approach that squeezed maximum value from the deal while minimizing risk and upfront cash.

Timestamps:

00:00 Getting serious about business funding

03:29 Unlocking private real estate funding

07:47 Using Private Money for deals

12:00 Discussing investment risk preferences

17:17 Connecting via AI scheduler

18:11 Handling calls with AI assistant Bailey

22:09 The seller's story and urgency

25:33 Negotiating renovation costs

27:36 Buying a house subject to a note

32:55 Securing escrow overages profit

37:05 Negotiation strategies and tactics

39:31 Raising Private Money for real estate

41:37 Announcing the Private Money Conference 

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. 

#RealEstate #RealEstateInvesting

Credits to:

https://www.youtube.com/watch?v=LttbnLZFK8M                                                           

“1624: Private Money Real Estate Funding Secrets with Jay Conner ”

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

When it comes to building wealth through real estate, one of the greatest hurdles investors face is access to funding. Traditional bank loans can be slow, inflexible, and loaded with red tape. On a recent episode of the Raising Private Money podcast, Jay Conner, a seasoned real estate expert who’s flipped and rehabbed over 500 properties, sat down with Robert Plank to share his hard-won insights into raising Private Money and achieving rapid, sustainable growth in real estate.

What is Private Money?

The term “Private Money” gets thrown around a lot in investing circles, but there are important distinctions to be made. As Jay Conner points out, Private Money is not hard money. Hard money typically comes from an institutional lender or broker who raises funds from individuals and then lends those funds at high interest rates with fees attached. By contrast, Private Money involves a direct one-on-one transaction between the investor and an individual lender. There’s no broker, no middleman, and no inflated rates or origination fees. The lender could use either their personal savings or even their retirement funds, transferred into a self-directed IRA.

With Private Money, the lender enjoys attractive returns (Jay offers 8% and never charges points) and the borrower gets speed and flexibility. The lender doesn’t own part of the property; they are simply acting like a bank, backed by collateral and secured with promissory notes and insurance.

When to Use Private Money vs. Bank Financing

One key decision for investors is when to use Private Money and when traditional financing makes sense. The answer? It all depends on your exit strategy. For quick flips or BRRRR deals, Private Money is ideal due to the speed at which you can close (sometimes in seven days) and the ability to negotiate directly without institutional constraints. If your goal is to hold and rent long-term, you could use Private Money to acquire and renovate the property, then refinance later with a traditional lender for the long-term hold.

Connecting with Private Lenders: The Power of Education

Perhaps the most surprising revelation from Jay Conner was that 47 unique individuals have lent him money over the years, and not one had heard of private lending before he explained it to them. The secret isn’t salesmanship—it’s education. Jay approaches his network not as a salesperson, but as a teacher, diagnosing their investment “problems” and offering private lending as a safe, lucrative solution. Everyday conversations about financial goals open the door; if someone isn’t satisfied with their returns elsewhere, Jay presents his opportunity.

According to Jay, the myth that “money finds good deals” is completely backward. It’s better to have your funding lined up and ready to go before the right deal comes along. That way, when opportunity knocks, you’re ready to act and can wow sellers by closing fast and smoothly.

Structuring Deals & Protecting Everyone Involved

Private Money works for all kinds of real estate—single-family homes, commercial properties, land, and more. For single-family homes, Jay structures the loan. Hence, the lender receives the same protections a bank would—collateralized notes, insurance, and first position on the deed. For larger commercial or apartment deals, things get more complex. They may require funds pooled from multiple lenders, triggering SEC regulations.

Avoiding Common Pitfalls

Where do investors go wrong in Private Money deals? Overpaying is the most common mistake. Emotion should never drive the offer—strict formulas and conservative loan-to-value ratios keep both parties safe. Borrowing no more than 75% of the after-repair value builds in a powerful equity cushion.

Final Thoughts: Schedule Your Success

Jay Conner leaves listeners with his favorite maxim—“successes are scheduled.” To-dos are meaningless unless they make it onto your calendar. If you’re serious about changing your financial future, commit to the steps, block them out, and follow through.

Ready to learn more? Download Jay’s free “Curiosity Opener Script” or join his live Private Money Conference to start your journey toward real estate independence.

Private Money isn’t just about access to capital—it’s about building relationships, educating partners, and creating win-win solutions. By following a process rooted in preparation, transparency, and integrity, you can unlock the doors to real estate success.

10 Discussion Questions from this Episode

1. Jay Conner emphasizes the importance of scheduling successes rather than relying on a to-do list. How might this approach impact productivity in a real estate investing business? 
2. What are the main differences between Private Money and hard money, as described by Jay Conner? Why is this distinction significant for new real estate investors? 
3. According to the conversation, why is it recommended to secure Private Money before finding a real estate deal rather than the other way around? 
4. What strategies does Jay Conner use to find and educate potential private lenders within his network? How might someone apply these strategies in their own community? 
5. What protections does Jay Conner provide to private lenders, and how do they compare to protections offered by local banks?
6. How does the exit strategy affect the way Private Money is used in different types of real estate deals, such as single-family homes versus commercial properties? 
7. What are some common mistakes real estate investors make when using Private Money, and how does Jay Conner recommend mitigating those risks? 
8. What is the formula Jay Conner uses to determine the maximum offer for a property, and why is this formula crucial for protecting both investor and lender interests? 
9. Simplicity is a repeated theme in this episode. How can striving for simplicity lead to better business outcomes in real estate investing, according to the discussion?
10. If someone is interested in getting started with Private Money for real estate, what actionable first steps does Jay Conner suggest, and which of his resources might be most beneficial to a newcomer? 

Fun facts that were revealed in the episode: 

• Jay Conner Has Flipped Over 500 Properties

Jay Conner has personally flipped and rehabbed more than 500 properties in Eastern North Carolina, showcasing extensive experience in the single-family real estate market.

• Jay’s Time Commitment is Under 10 Hours Per Week

Through automating his real estate investing business, Jay Conner is able to operate efficiently, working less than 10 hours a week on his business while still achieving 7-figure results.

• None of Jay’s 47 Private Lenders Had Heard of Private Lending Before Him

Over the years, Jay Conner has worked with 47 private lenders, and strikingly, not a single one had previously heard of Private Money or self-directed IRA companies until he educated them about the process.

Timestamps:

00:00 Private vs. Hard Money Explained

05:47 Finding and connecting with lenders

07:16 Building relationships through networking

11:38 Asset-backed vs. private lending

13:32 Single-family house exit strategies

17:05 Buying distressed properties with private funds

22:04 Exploring Jay Conner's Resources

24:17 Free real estate investing 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. 

Credits to:

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

“He Raised $2M After the Bank Cut Him Off”

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

If you want to scale your real estate investment business, the biggest bottleneck is often not finding the next deal, but securing the funding to make it happen. Traditional bank financing moves at a glacial pace, comes with layers of red tape, and can vanish overnight—as this episode of the Raising Private Money podcast makes abundantly clear. In this insightful conversation, Edgar Salgado sits down with Jay Conner, the Private Money Authority who built his business after having his line of credit snatched away by his bank with zero warning. What followed was a crash course in resilience, networking, and ultimately, a system for attracting millions in Private Money without a single “ask.”

From Crisis to Opportunity: The Power of Community

Jay’s story starts with a gut punch: in 2009, his bank cut off his funding without notice, leaving him with two properties under contract and no way to close. In those first critical moments, he didn’t focus on how to fix the problem alone, but rather on who could help. That question led him to a friend, Jeff, who introduced Jay to the world of Private Money and self-directed IRAs. This is a vital mindset shift for any entrepreneur: don’t ask “how,” ask “who.”

Jay emphasizes that real estate is a team sport. Cultivating relationships with mentors, advisors, and mastermind groups isn’t just a networking hack—it’s survival. As John Maxwell told Jay at an event: “I just fail more than anybody else because I try so many more things.” The key is bouncing forward, learning from every experience.

How to Attract, Not Beg, for Private Money

A myth Jay is quick to bust is the “get the deal, the money will show up” mantra preached by so many so-called gurus. The truth? Money doesn't walk up to your door, and it doesn’t have legs. Instead, Jay’s philosophy is to get the money lined up first, offering potential lenders a consistent opportunity regardless of the deal.

So how do you start?

• Lead with Education: The first conversation with a potential lender is never about a deal. Instead, Jay focuses on teaching what private lending is, how it works, and—most importantly—how it’s safer and more lucrative than they’ve realized.
• Build Real Relationships: Every one of Jay’s 47 private lenders was either a previous acquaintance or referral. Trust is the foundation; never approach someone you don’t know with an investment pitch.
• Offer Real Protection: Private lenders get the same protections a bank would receive—insured, secured loans, conservative loan-to-values. Jay makes it simple: you’re already approved, and the terms are clear upfront.
• Separate Money and Deals: Don’t commingle the ask. First, present the opportunity. Only later, when the lender is committed, do you bring a specific deal for them to fund.

Why Private Money Wins

What’s the big differentiator? Speed. In one memorable deal, Jay shared how private funds allowed him to buy an oceanfront condo facing foreclosure within seven days—a timeframe banks could never match. That quick action not only netted a hefty profit for his business but handed the sellers nearly $100,000 more than if it had gone to foreclosure.

And, as Jay points out, thinking like a real estate investor doesn’t mean cutting corners or exploiting the vulnerable. Real service is about solving people’s problems, putting money in their pocket, and treating their situation with integrity and empathy. Every successful deal is built on trust, transparency, and putting the other person’s needs first.

Final Takeaways

Whether you’re new to real estate investing or ready to scale, Jay’s journey offers a simple but powerful lesson: “Knowledge isn’t power—implementation is.” Seek out the right people, educate them honestly, protect their investment, and deliver every time.

For those ready to take action, Jay offers resources like his “Curiosity Opener Script” and book, as well as a vibrant podcast and live events focused on Raising Private Money.

Don’t let banks decide your fate. Build your network, serve your lenders, and unlock the funding you need to grow. After all, the best investors aren’t just deal-makers—they’re community builders.

10 Discussion Questions from this Episode

1. How did losing access to traditional bank funding in 2009 lead to a new approach for raising capital in real estate deals?
2. What are the core differences between Private Money, hard money, and traditional bank funding as discussed in the episode?
3. Why is building trust and relationships emphasized as foundational before discussing private lending opportunities?
4. How does the practice of "no pitching, no begging, no selling" work in attracting private lenders, according to the strategies shared in the episode?
5. What specific protections should private lenders expect to receive, and how do these compare to protections offered by banks?
6. How can self-directed IRAs be utilized in private lending for real estate, and what are the advantages or challenges associated with them?
7. Why is it important to have access to funding before finding deals, rather than securing money after getting a deal under contract?
8. How does leading with education and a service mindset benefit both the investor and potential private lenders?
9. What lessons about business and resilience did the guest learn from his father, and how have those lessons influenced his approach to real estate and coaching?
10. According to the episode, what are the main risks and pitfalls new real estate investors face when structuring deals, and how can they mitigate these risks when working with private lenders?

Fun facts that were revealed in the episode: 

1. $2 Million Raised in 90 Days: After having his entire line of credit pulled by the bank in 2009, Jay managed to attract over $2 million in new private funding from individuals within just 90 days, without ever pitching or begging for money 01:09.
2. From $250,000 to $500,000 Overnight: Jay’s very first private lender initially committed $250,000 after a conversation at church, but after learning more about the opportunity, that commitment doubled to $500,000 over a cup of coffee at their home 26:06.
3. 47 Private Lenders, None Knew the System: Over the years, Jay and his wife, Carol Joy, have worked with 47 unique private lenders. Remarkably, not one of these lenders had ever even heard of Private Money or self-directed IRAs before being educated about it through a simple, educational conversation—never a sales pitch.

Timestamps:

00:00 Attracting Private Money for deals

04:35 Lessons from my dad Wallace

09:03 Mastermind group experiences

12:25 Facing the global financial crisis

14:26 Learning about Private Money

17:12 Discussing private lender protections

22:00 Educating on private lending

25:20 Discussing investment interest rates

30:25 Structuring deals with private lenders

34:08 Criteria for lending money

37:51 Balancing real estate and coaching

40:53 Private Money Conference details

44:59 Helping homeowners facing foreclosure

46:53 Dividing responsibilities in business partnership

49:24 Funding deals without bank permission 

 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&nbs

In the ever-evolving world of real estate investing, many aspiring investors find themselves stuck—not due to a lack of deals, but because of uncertainty about how to fund those deals or structure them in a way that truly works. In a recent episode of the Raising Private Money podcast, Jay Conner sat down with Jeremy Davis to break down practical, no-nonsense strategies for tackling these very challenges.

If you’re ready to cut through the noise on market trends, creative financing, and raising money, here are critical takeaways from that illuminating discussion.

The Danger of Shallow Knowledge and the “One-Strategy” Trap

According to Jeremy Davis, one of the biggest pitfalls in today’s educational landscape is getting swept up in advice that lacks depth. Far too many resources cover a wide range of topics but don’t go deep enough to help you solve real-world problems. For example, the idea that “co-living” is a magical exit strategy for every deal is misleading. As Jeremy Davis points out, co-living works great with the right stabilized asset—but shouldn’t be your only ace in the hole. The reality is, every property and situation demands a different strategy, and trying to force a square peg into a round hole (like converting every property to co-living) is a recipe for failure.

Instead, real opportunity comes from targeting the right deals—specifically, those where motivation, timelines, and equity or terms align with your desired outcomes.

The Power of Niche Data in Finding Motivated Sellers

So where do investors find these ideal deals? The secret, Jeremy Davis teaches, is in niche data. For those less familiar, niche data means focusing on very specific segments of sellers—such as pre-foreclosures, tax delinquent properties, or probate deals. These categories are goldmines because of the built-in timelines and motivation: whether someone’s about to lose their house to the bank, falls behind on property taxes, or inherits a property they can’t afford to keep, these situations force action.

Deals found through these channels not only have the highest chance of being discounted, but also offer you chances to structure financing more creatively—negotiating everything from interest rates to balloon payments.

Don’t Worry About the Money—Until You Have the Deal

A standout moment in the conversation is Jeremy Davis's advice on the sequence of worrying about funding. Contrary to what many newbies believe, you don’t need to have all the money lined up before you secure the deal. Instead, focus first on negotiating and locking up a great property. Then, tap your pre-vetted list of private lenders or hard money investors. This approach stops analysis paralysis and gets you into action, which in turn builds the kind of momentum that attracts available capital.

However, consistency is key: if you’re only doing sporadic deals, your favorite lenders might lend their money elsewhere while you’re waiting for the next opportunity. Building a consistent pipeline is how you maintain relationships, credibility, and access to capital.

Marketing: More Than Just Finding Sellers

Most investors equate marketing with looking for motivated sellers. But, as Jeremy Davis shares, marketing is just as crucial for attracting private lenders. By becoming visible—whether through social media, networking, or sharing your journey online—you not only find deals, but you draw in people who want to put their money to work with knowledgeable operators. For instance, one simple video walking a property led him to raise $300,000 from two passive investors who were watching his content.

The Myth of 100% Financing

Yes, you can fund a deal (purchase and rehab) with zero out of pocket. But as Jeremy Davis emphasizes, these “home run” deals are rare; you’ll need to talk to a lot of sellers, sift through dozens of situations, and market consistently. When you do find a deal with strong equity or terms, private and hard money lenders will compete to fund you—because the numbers make sense, not because you talked a good game.

Raising Private Money: Credibility, Clarity, and Consistency

Finally, Jeremy Davis stresses that raising private capital isn’t about seeking out “rich people” or sophisticated financiers. It’s about being visible, clearly presenting your numbers, and establishing trust through transparency. Whether or not you use formal pitch decks, being able to answer every lender’s questions and understanding your deal inside and out is non-negotiable.

Final Thoughts

If there’s one universal truth from this episode, it’s that solving problems, not chasing unicorn exit strategies or waiting for perfect circumstances, is how you create a real estate investing business that grows. Armed with deeper knowledge, niche data, and the right approach to networking and marketing, you’ll be able to find and fund the deals that set your portfolio apart.

Interested in learning more? Jay Conner encourages listeners to check out Jeremy Davis’s free Friday workshops and keep seeking out education that goes deep, not just broad.

Ready to do your next deal? Take action, get visible, and focus on solving real problems—the money will follow.

10 Discussion Questions from this Episode

1. Jay Conner mentions that finding money, rather than finding deals, is often the bigger challenge for real estate investors. Do you agree? Why or why not?
2. How does Jeremy Davis define “creative finance,” and why does he believe it’s crucial for investors who lack strong credit or capital?
3. Jeremy Davis discusses his concerns with co-living as an exit strategy. What do you think are the risks and rewards of co-living in today’s market?
4. What is "niche data," and why does Jeremy Davis emphasize pre-foreclosures, tax delinquency, and probate as valuable sources for investments?
5. How does Jeremy Davis approach the issue of whether to focus on finding deals or raising capital first?
6. In what ways does marketing help real estate investors not only find motivated sellers but also gain access to private capital?
7. Jeremy Davis shares a story about losing money on a deal due to misplaced trust. What can be learned about risk, due diligence, or structuring deals from his experience?
8. What steps does Jeremy Davis outline for achieving 100% financing, including rehab costs, on real estate deals?
9. Jeremy Davis and Jay Conner discuss the importance of education and communication when raising Private Money. How important is a pitch deck, and what alternatives could work?
10. What key misunderstandings do most investors have about raising private capital, according to Jeremy Davis, and how can these be overcome?

Fun facts that were revealed in the episode: 

1. Accidental Capital Raising
   Jeremy Davis once raised $300,000 in private capital from a single social media video that was just about whether or not he should paint a fence black 16:13. The power of casual, authentic marketing can’t be underestimated!
2. 100% Financing—Even for Rehab
   It’s possible to structure real estate deals with 100% financing—including the rehab costs—as long as there’s enough equity in the property. Jeremy Davis explained how deep discounts and strong deals open up options with both private and hard money lenders.
3. The Only Deal He Lost Money On
   Despite helping over 1,000 new investors and building a massive portfolio, Jeremy Davis has only ever lost money on one deal—and it involved lending to someone who promptly left for Peru and never returned! That experience became a recurring anecdote in his family.

Timestamps:

00:00 Addressing myths in real estate education

03:39 Creative finance for new investors

08:07 Buying probate properties with no interest

11:27 Building an Investor Network

14:06 Using hard money for BRRRR strategy

19:43 Explaining 100% financing deals

21:00 Finding real estate opportunities

24:04 Understanding DSCR Loans

29:34 Common mistakes in raising capital

30:19 Educating Private Lenders and Investors

31:39 Connect with Jeremy Davis 

https://investorsemester.com/workshop   

 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 Mone

What if you could start investing in real estate—even if you didn’t have everything figured out? For many, this might sound intimidating or even impossible, but Mandy Konecki’s journey proves otherwise. On a recent episode of “Raising Private Money,” Mandy sat down with Jay Conner to share how she stumbled into real estate in 2017 with zero experience, and how the power of connection and community changed everything for her and her husband.

Starting Without All the Answers

Imagine buying your first investment property without ever seeing it in person. That’s exactly how Mandy jumped in, inspired by her husband Keith’s dream to flip houses and stay rooted in Jacksonville, Florida. “I didn't see it. You said you wanted to stay in Florida and work on a house project, so I bought one,” Mandy recalled. It wasn’t a polished business plan—it was action, uncertainty, and a willingness to learn on the fly.

In those early days, Mandy worked a W-2 job to keep some stability while Keith leaped into entrepreneurship. It took a handful of deals before she realized the real magic wasn’t just about building a real estate portfolio—it was about building freedom and designing a life on their own terms.

Serving Others Through Creative Solutions

So how did Mandy and Keith find success where so many get stuck? According to Mandy, it was their refusal to take “no” for an answer and their commitment to helping others. "If I look at something and someone might say, 'Oh, that doesn't work because it won't cash flow as a long-term rental,' there's always going to be a way to make it work," Mandy shared.

Many of the property owners Mandy works with don’t have significant equity in their homes—a common hurdle. Instead of walking away, Mandy approaches each deal with creativity and empathy. Her favorite strategy? Buying properties “subject to” the existing mortgage. This allows her to take ownership while keeping the original debt in place—no new bank loan, no massive down payment.

From there, Mandy deploys a variety of exit strategies: lease options, long-term rentals, city-backed affordable housing, and even room rentals. The key is flexibility; by keeping multiple options open, she can tailor deals to fit both the seller’s needs and her own investment goals.

The Game-Changer: Other People’s Money

For many aspiring investors, the greatest hurdle isn’t finding deals—it’s finding the money. Mandy admitted she once believed that asking for help or partnering with others was a sign of weakness. But when she discovered OPM—other people’s money—her real estate business transformed overnight. “There are so many people wanting to get into real estate, but they don’t have the tools, the time, or the know-how. But they have money sitting in the bank making less than 1%,” she explained. By connecting with these individuals, Mandy helped them grow their wealth while funding her own deals—a true win-win.

Access to Private Money allowed Mandy and Keith to scale beyond their own means. Instead of being limited to one project at a time, waiting for each flip to free up cash, they now juggle multiple deals simultaneously, partnering with both lenders and equity-sharing partners.

The Power of Community

Mandy is adamant that real estate is a team sport. “You are not going to learn by reading a million books. You eventually just have to put your feet in and figure it out because that is the best way to learn—do the thing,” she emphasized. Her advice for anyone looking to get started? Plug into your local investor community, find a way to provide value, and start building relationships.

Failures and mistakes, what Mandy calls “tuition,” are inevitable—but they’re also what build true expertise and resilience. Whether you have money, skills, connections, or just the drive to learn, there’s a place for you, and a community ready to support your journey.

Final Thoughts

Mandy Konecki’s story is a testament to taking imperfect action, serving others, and embracing the power of connection. In real estate—and in life—freedom and opportunity often come from stepping out before you feel ready, and building a tribe along the way. If you’re waiting for the perfect moment or the perfect plan, Mandy’s journey is your invitation to start now, connect deeply, and create your own opportunities.

10 Discussion Questions from this Episode

1. What motivated Mandy Konecki to initially get into real estate investing despite having no prior experience?
2. How did Mandy and her husband Keith use real estate as a path to achieving freedom from their W-2 jobs?
3. What role did community and networking play in Mandy and Keith’s learning and growth as real estate investors?
4. How does Mandy approach properties with little to no equity, and what creative strategies does she use to make such deals work?
5. Mandy mentions using “multiple exit strategies” for real estate deals. What are some examples she provides, and why are they important?
6. What mindset shifts did Mandy experience regarding raising and using Private Money (OPM), and how did it change her approach to real estate investing?
7. How has access to Private Money allowed Mandy to pursue larger or different kinds of deals compared to when she used only her own capital?
8. What advice does Mandy give to someone who wants to get started in real estate but feels limited by lack of money, credit, or experience?
9. Mandy talks about mistakes being “tuition.” What was one of her major early mistakes, and what did she learn from it?
10. For those hesitant to start investing in real estate, what practical steps does Mandy recommend they take in the next 30 days to move forward?

Fun facts that were revealed in the episode: 

1. Jumped in Without Seeing the First Property: Mandy Konecki bought her first house for flipping sight unseen, just because her husband mentioned wanting to try real estate in Florida. She only discovered what she’d purchased when her husband checked it out and asked, “What were you thinking when you bought this thing?” 
2. Scaled From One Flip Per Year to Nine Simultaneous Projects: Initially, Mandy and her husband could only handle one real estate project at a time using their own funds. Once they embraced raising Private Money and creative financing, they scaled dramatically and were able to run nine projects at once—with no personal capital invested.
3. “Tuition” Through Mistakes: Mandy calls the costly lessons they learned in real estate their "tuition." One notable early error: she purchased a subject-to property from a friend without due diligence, only to discover surprise assignment fees, months of mortgage arrears, and an HOA that restricted her intended rental strategies—ultimately leading her to sell the property at a loss, but with invaluable experience gained.

Timestamps:

00:00 Mandy's real estate journey

05:57 Finding solutions in real estate challenges

09:08 Subject-to and wrap mortgage strategy

11:38 Room rentals and affordable housing

15:23 Expanding real estate investment opportunities

17:47 Scaling up property investments

22:55 Using stories to build trust

24:56 Real estate investment challenges

27:33 Connect with Mandy Konecki 

https://www.skool.com/real-estate-reimagined-8674/about 

https://www.reilifestyle.com
28:24 Sharing Mandy's insights on wealth 

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. 

#RealEstate #RealEstateInvesting #RealEstateInvestingForBeginners #Foreclosures #FlippingHouses

Credits to:

https://www.youtube.com/watch?v=A_bISP70sOs                                                         

“E47: The Power Of Private Money with Jay Conner”

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

In the ever-changing landscape of real estate investing, one timeless truth emerges time and again: access to capital is the lifeblood of successful deals. While many new and experienced investors believe that finding the perfect property is the key to building wealth, industry veterans like Jay Conner know that it’s actually securing funding—particularly Private Money—that lays the foundation for growth and confidence in real estate.

What Is Private Money, and Why Does It Matter?

First, let’s clarify what we mean by Private Money. Unlike institutional money, which comes from banks or traditional lenders, Private Money is lent by individuals—people just like you and me. Jay Conner describes it simply: “A private lender is a human being... an individual that loans money to you, the real estate investor, either from their investment capital and/or their retirement funds.”

This access to capital is a game-changer. For six years, Jay Conner built his real estate business using only bank financing. That all changed in 2009, during the global financial crisis, when he found his credit lines abruptly cut. Within two weeks, he discovered Private Money and raised over $2.1 million, never missing out on a deal for lack of funding since. This turning point didn’t just save his business; it tripled it.

The Key Principle: Get the Money Before the Deal

There’s a pervasive myth in real estate circles: “Get the deal under contract, and the money will show up.” Jay Conner calls this “the most stupid thing in the world.” He emphasizes, “The money comes first. Focus on getting the money lined up. There’s always going to be deals.” Having money ready doesn’t just enable you to act quickly; it transforms your negotiating power and confidence. Imagine approaching sellers knowing you can close fast—often securing properties at substantial discounts, as Jay Conner routinely does.

Building Wealth in Small Markets

One of the most inspiring aspects of Jay Conner’s story is his success in a market with just 40,000 people. Many believe that major cities hold the opportunity, but his team consistently flips 2-3 houses a month, averaging $78,000 in gross profit per deal. He’s proof that with the right strategies—and Private Money—you can dominate even a “sandbox” market and net millions annually.

Becoming the Local Authority

Consistent marketing and ethical deal-making have set Jay Conner apart in his small-town community. Not only is he solving sellers’ immediate problems—offering creative solutions that banks and traditional buyers cannot—but he’s also revitalized hundreds of properties and helped residents. Having cash available through private lenders means he can close quickly, buy homes at a discount, and even let sellers remain until they're ready to move.

Raising Private Money the Right Way

For many, the daunting part is simply asking people for money. Jay Conner flips the script: he never asks for money. Instead, he puts on his “teacher hat,” educating people in his network—friends from church, local business groups, or the Rotary Club—about how they can make safe, high returns on their capital by lending it, securely backed by real estate. He separates the conversation about the program from individual deals, never pitching a specific property in a desperate rush.

His process earns trust and creates win-win relationships. Whether folks are new to real estate or seasoned pros, Jay Conner’s approach to Private Money enables investors to confidently scale, navigate tough markets, and build community impact.

The Takeaway

If you’re ready to level up your investing, Jay Conner says it best: “Own the real estate between your ears first.” The right mindset, ethical approach, and commitment to educating and serving others will put you on the fast track to raising Private Money—and to transforming your real estate business for years to come.

To get started, download Jay’s free guide at www.Jay.Conner.com/MoneyGuide, and don’t wait for the next deal to scramble for funding. Instead, let the money chase you.

10 Discussion Questions from this Episode

1. Jay Conner emphasizes the importance of Private Money over institutional lending. What are the key benefits he identifies for real estate investors who focus on Private Money rather than relying on banks?
2. How did the 2009 financial crisis serve as a turning point in Jay Conner’s career, and what broader lessons can real estate investors learn from his experience losing access to traditional funding?
3. Jay Conner mentions the concept of buying properties in small markets and achieving significant profits. What strategies does he use to dominate these markets, and do you think similar tactics would work in larger cities? Why or why not?
4. When working with private lenders, Jay Conner stresses the mindset shift from asking for money to offering an opportunity. What are the psychological or practical advantages of this approach for both investors and lenders?
5. The episode touches on the importance of consistency in marketing and deal-making. How has consistency contributed to Jay Conner’s ongoing success, and what are some practical ways investors can remain consistent in a competitive market?
6. Jay Conner shares a story of acquiring new private lenders by simply teaching them about his program rather than directly soliciting money. How does education build trust in these relationships, and what are some potential pitfalls if this process is handled poorly?
7. What role does creativity play in structuring real estate deals, especially as described by Jay Conner when helping sellers solve non-traditional problems? Can you think of examples where creative deal structure might be necessary?
8. The discussion highlights the need to secure funding before seeking deals rather than the commonly held belief that “the money will follow the deal.” Do you agree with this stance? Why or why not?
9. Reflect on Jay Conner’s advice regarding mentorship and the importance of learning from someone active in the arena. What qualities should you look for in a real estate mentor or coach, and how can you assess their current relevance?
10. The episode ends with personal routines and philosophies for maintaining well-being. How do you think daily habits and mindset have contributed to Jay Conner’s professional achievements, and what routines could you implement in your own life for similar success?

Fun facts that were revealed in the episode: 

1. First Deal Drama: Jay Conner's first real estate flip was so rundown and smelly that his wife wouldn't even get out of the car to see it, and his father questioned his sanity upon seeing the property.
2. Small Market, Big Results: Despite investing in a town of only 40,000 people, Jay Conner and his wife have flipped over 475 houses and now average 2–3 deals a month, showcasing that major real estate success doesn't require a massive urban market.
3. Private Money Power: Jay Conner raised over $2.1 million in private funds in less than two weeks after being cut off from bank financing in January 2009, a pivot that transformed his business and ensured he never missed out on a deal due to lack of funding again.

Timestamps:

00:00 Starting in real estate investing

04:35 Finding a promising property deal

08:54 Discovering Private Money funding

11:24 House flipping profit margins

15:15 Flipping houses in small markets

20:07 Creative real estate solutions

22:21 Investing in small town real estate

26:52 Navigating financial uncertainty

28:00 Discussing real estate investing strategy

33:19 Explaining Private Money lending

35:11 Explaining the investment program

38:54 Finding private lenders for real estate

43:18 Experienced real estate investors

45:04 Focusing on a single asset class

47:21 Shifts in real estate investing

52:42 Morning routine and self-care steps

54:31 M

Credits to:

https://www.youtube.com/watch?v=5sff1RevVAw&t=37s                                                        

“Stop Begging Banks: How to Fund Every Real Estate Deal with Private Money”

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

If you’re venturing into real estate investing or even just curious about alternative forms of financing, the term “Private Money” has likely caught your attention. It’s often shrouded in mystery, separated from the world of conventional banking and lending. But as explored in the recent episode of the Raising Private Money Podcast with Jay Conner, Private Money might just be the game-changer aspiring and seasoned real estate investors have been searching for.

Dismantling Myths: What Is Private Money?

Most people’s introduction to real estate financing involves banks, credit scores, down payments, and mountains of paperwork. Private Money, as Jay Conner explains, is fundamentally different. Rather than relying on banks or hard money lenders, Private Money comes directly from individuals—ordinary people who invest their capital or retirement funds into real estate deals, bypassing traditional financial institutions and brokers altogether.

This shift isn’t simply about sourcing cash; it’s about flipping the power dynamic. With Private Money, it’s not the lender who dictates the terms—the real estate investor does. Instead of applying and hoping for approval, the real estate investor offers an opportunity, teaching potential lenders about the investment advantages. There’s “no asking, no begging, no chasing, no selling, no persuading”—just teaching.

Why Is Private Money a Game-Changer?

Jay’s passion for Private Money is rooted in his own story. Having started in real estate by following the traditional path—mortgages through banks, lines of credit, and dealing with bureaucratic hurdles—he found his world turned upside down during the 2009 financial crisis. Suddenly, his bank line of credit was shut down with no notice, leaving him grasping for solutions.

Instead of folding, Jay leaned into a pivotal question: “Who do I know that can help me solve my problem?” This led him into the world of Private Money—where individuals, sometimes using their self-directed IRAs, could invest directly into his deals. Within 90 days of exploring this new methodology, he had raised over $2 million from private investors who’d never heard of this model before.

But what makes Private Money so powerful? Here are a few key advantages Jay outlines:

1. Unlimited Growth Potential: There’s no cap on how many deals you can fund; it only depends on the number of private lenders in your network.
2. Flexible Terms: Investors set the terms, not institutions. Jay, for example, offers his lenders a flat 8% rate, with no origination or “junk” fees.
3. Speed and Control: With funds already lined up, deals close faster, and investors can always pick up a “check” at closing—rather than scrambling for down payments like with traditional loans.
4. Security and Trust: By educating lenders about maximum loan-to-value ratios and repayment methods, investors build confidence and sustainable relationships.

The Mindset Shift: Teaching, Not Selling

One of the most important takeaways from Jay’s interview is the mindset real estate investors should adopt. Success with Private Money isn’t about high-pressure pitching or desperate pleas. It’s about teaching: showing people how they can benefit from being a private lender, patiently answering questions, and only presenting deals that match the criteria already discussed with your lenders.

This mindset extends to separating conversations: First, teach the opportunity, without a deal in hand. Only once your lender understands and agrees to the terms do you bring them a specific investment. This separation avoids the sense of desperation and builds sustainable trust.

From Challenges to Opportunities: E + R = O

Jay draws inspiration from Jack Canfield’s formula “E + R = O” (Event + Response = Outcome). Events—like losing access to conventional funding—are out of our control. But how we respond determines the outcome. For Jay, the challenge of losing his credit line became the event that propelled him into Private Money—and ultimately, greater success.

Getting Started

If you’re a budding real estate investor, your first step is simple: shift your mindset. Own the real estate “between your ears” first. Approach Private Money as a teacher, not a beggar. Build confidence, clarity, and a strong educational foundation—and then, the deals (and the money) will follow.

To dive deeper, Jay offers generous free resources like his “Curiosity Opener” script and his book. The journey from financial setbacks to real estate abundance is paved not just with money, but with the right approach—and an openness to the world of private lending.

Ready to make your next deal happen? Start by expanding your mindset, building your network, and learning to teach the Private Money opportunity. The doors to real estate success might be closer—and more accessible—than you think.

10 Discussion Questions from this Episode

1. Jay Conner emphasizes the importance of the "who, not how" question when facing problems in real estate or life. How can this mindset shift impact decision-making outside of real estate investing?
2. Based on the episode, what are the key differences between hard money lending and Private Money, and why is it important for investors to understand this distinction?
3. Jay Conner states that with Private Money, "we set the rules" instead of the lender. What are the potential advantages and disadvantages of this approach for both the investor and the lender?
4. The episode discusses the critical role of mindset in securing private capital. How can new investors develop the necessary mindset and confidence to approach potential private lenders?
5. Why does Jay Conner recommend lining up Private Money before searching for deals, contrary to the advice often given by other real estate educators?
6. How does teaching and exposing private lenders to opportunities differ from pitching a specific deal, and what are the benefits of separating these conversations?
7. According to the episode, what are the three major reasons a private lender would be eager to fund a deal once they've moved their funds to a self-directed IRA?
8. Jay Conner describes how the 2009 financial crisis forced him to discover Private Money lending. How have external events or setbacks led you, or could they lead you, to discover new opportunities in your own field?
9. The episode introduces Jack Canfield’s formula E+R=O (Event plus Response equals Outcome). How can this formula be applied to challenges in real estate and beyond?
10. Jay Conner highlights that with Private Money, there is "no limit to the number of deals you can do." What implications does this have for scalability in real estate investing, and what factors might still limit an investor’s growth?

Fun facts that were revealed in the episode: 

1. Unlimited Deals, Unlimited Lenders
   In the world of Private Money, there is no cap to the number of deals you can do or private lenders you can work with. Jay Conner highlighted that he has 47 private lenders funding his deals, but started with just one, showing how scalable the approach can be.
2. You Can Get Paid When You Buy
   Unlike traditional financing, where you bring a down payment to closing, using Private Money often means you get a check at closing! If you buy right, you can walk away from the closing table with extra cash in hand to use for renovations or even carrying costs.
3. Access to Private Money Doesn’t Depend on Your Credit
   According to Jay Conner, when you tap into private financing for real estate, there's no application, no underwriting the traditional way, and your credit score isn’t a roadblock—because "you're already approved." It’s all about offering an opportunity, not begging for a loan.

Timestamps:

00:00 Understanding private vs. hard money

05:34 Accessing private capital for investments

07:55 Teaching investment opportunity strategies

10:46 Funding strategy and lender criteria

15:38 Discovering Private Money solutions

17:31 Embracing obstacles as opportunities

20:39 Importance of Taking Action

26:45 Free Million Dollar Money Script

28:12 Discussing real estate investing interest 

Connect With Jay Conner: 

Private Money Academy Conference: 

https://www.ThePrivateMoneyConference.com 

Free Report: