Raising Private Money with Jay Conner

***Guest Appearance

Credits to:

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

“Episode 182: How Jay Conner Raises Millions in Private Money for Real Estate”

https://www.youtube.com/watch?v=oUGSDCB0r-I&t=580s   

If you’re a real estate investor—or thinking about venturing into the world of property investing—there’s one question that always comes up: “Where do you get the money to fund your deals?” While banks, institutional lenders, and hard money sources are familiar options, they aren’t always ideal, especially if you plan to scale your business. 

On a recent episode of the Raising Private Money podcast, Jay Conner, known as the “Private Money Authority,” sat down with Alex Perny to share his journey and pull back the curtain on the incredible world of private money.

From Banks to Private Lenders: A Game-Changing Shift

Like many investors, Jay Conner started his journey relying on traditional financing—local banks and mortgage companies. For six years, this method served him well, but everything changed in January 2009, when his longtime banker abruptly shut down his line of credit. This crisis sparked a pivotal question: “Who do you know that can help fix your problem?”

That moment led Jay Conner to discover private money: raising capital from individuals, not institutions. “Private money is the number one strategy that I implemented in my business in 2009 that's had the biggest impact of any strategy that I have implemented,” he shared. Unlike hard money or institutional capital, private money comes from people—everyday individuals looking for better returns on their capital or retirement accounts.

The Three Categories of Private Lenders

So, where do you find these elusive private lenders? According to Jay Conner, private money lenders generally come from three categories:

1. Your Own Network: There’s a direct relationship between your connections and your access to capital. Start by looking to friends, family, and acquaintances.
2. Expanded Network: As you grow, you might exhaust your personal connections. That’s where networking groups, local organizations like Business Networking International (BNI), and community events come into play.
3. Existing Private Lenders: These are individuals already lending to other real estate investors, often using self-directed IRAs. Here, it becomes more of a negotiation since they’re familiar with the process and terms.

How to Approach Potential Lenders

A crucial lesson Jay Conner learned early on is that “desperation has a smell to it.” He emphasizes the importance of separating the conversation about the opportunity from the deal itself. Rather than pitching a deal in your first conversation, focus on educating your contacts about private lending and the opportunity it presents. “I'm offering an opportunity, not asking for a loan,” Jay Conner said.

An example from his early days: He approached a well-connected acquaintance at his church, not by asking for money but by requesting help spreading the word about his real estate investment opportunities. This no-pressure approach naturally led to the first $250,000 commitment—and eventually, $500,000—from that single conversation.

Structuring the Deal: Protecting Lenders and Setting Terms

Private lenders in Jay Conner’s model are given a deed of trust or mortgage, are named on insurance policies, and enjoy flexible terms such as penalty-free early withdrawals. He keeps terms straightforward: 8% interest, two-year notes, and transparent communication. Notably, he includes a “minimum return” clause so lenders always receive at least six months of interest, even on quick turnaround deals.

Why Private Lende

***Guest Appearance

Credits to:

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

“Revolutionize Investing With Private Money with Jay Conner!”

https://www.youtube.com/watch?v=3eVMKVZhLv4&t=1425s   

If you’re looking to fast-track your real estate investing journey, there’s one topic you simply can’t afford to ignore—private money. In a recent episode of "Raising Private Money," renowned investor Jay Conner sat down with Kenner French for a high-impact conversation about how private money has transformed his business and the lives of his investors. Here are the key takeaways you need to know.

From Banker Rejection to Private Money Revolution

Jay Conner did not start with a Rolodex full of eager lenders. In fact, he shared how, for years, he relied on traditional banking relationships for his real estate deals—until everything changed during the 2009 financial crisis. When his go-to line of credit was suddenly yanked with no warning, Jay had two deals under contract and nowhere to turn for funding.

What seemed like a crisis quickly turned into the opportunity of a lifetime: the discovery of private money. Unlike hard money or institutional funds, private money comes from individuals—ordinary people with capital in investment accounts or retirement funds, seeking better returns. 

According to Jay Conner, "I’m talking about doing business with individuals, human beings just like you, just like me, that loan money to us real estate investors either from their investment capital or their retirement funds."

The "Never Ask" Method: Attracting Private Lenders

One of the most surprising aspects of Jay Conner’s approach is that he never asks for money. Instead, he separates the conversation between teaching prospects about private lending and presenting them with deals.

Here’s how it works:

1. Education First: Jay Conner puts on his “teacher hat” and educates potential lenders about what private money is, how the process works, and the safety and returns they can expect. There’s no property or deal discussed at this point—just learning.
2. Find Out Their Capability: Prospective lenders are invited to share how much they might be interested in investing and whether it’s in cash or retirement funds.
3. The "Good News" Phone Call: When a suitable deal arises, Jay Conner calls the investor and announces, "I can now put your money to work." He specifies the amount, property, and closing details—but never asks, “Would you like to fund this deal?” The deal matches the criteria already discussed, so moving forward is a logical next step.

This technique eliminates the fear of rejection, positions the investor as an opportunity provider, and keeps the relationship collaborative instead of desperate. As Jay puts it, "Desperation has got a smell to it... It’s all about leading with a servant's heart, truly. Because there’s more money available than there are deals.”

Why Private Money Changes Everything

Jay Conner emphasized that with private money, real estate entrepreneurs are no longer at the mercy of strict lender requirements. "In this world, the lender does not make the rules. We make the rules. We set the interest rate, we set the terms," he explained. This only works, he notes, when you’re educating people who haven’t yet heard about private lending.

And the benefits aren’t exclusive to investors. Many of Jay Conner’s private lenders have written him heartfelt notes about the life-changing impact of reliable, higher returns—often turning stagnant CDs or underperforming stocks into vehicles for financial freedom.

Golden Lessons and Pitfalls to Avoid

For those just starting, Jay C

Break Free from Distraction: Three Practical Strategies for a More Focused and Abundant Life

Welcome back to the DanCan Show! In this episode, Dan Cantillana invites listeners to examine the impact of distraction, tiredness, and dryness—both in life and spirit—and shares his personal journey to rediscovering hope and vitality. Drawing from recent weeks of travel and life transitions, Dan Cantillana explores three foundational strategies: creating rather than just consuming, establishing healthy boundaries with technology and social media, and building intentional rest into daily routines.

Listeners will hear stories from Dan Cantillana's own life—from handwritten notes of gratitude and classic literature to practical ways of regaining a sense of purpose amidst digital overwhelm. The episode offers actionable principles for every leader or individual seeking a more invested, abundant life—rooted in faith, connection, and authentic growth.

Ready to stop scrolling and start living with intention? Stay tuned for candid insights, relatable moments, and the encouragement you need to make the next 72 hours truly count.

In life, you are either an investor or a consumer. You either habitually create or habitually consume. So the real question is: how do you start creating? And once you start, how do you keep going?

Now, you might be asking yourself, “Dan, what’s with all the questions? I thought this was a book, not a test.” Fair enough—but without questions, how can we expect to find answers?

And isn’t that what we all want as leaders? Not just answers, but the right answers. Answers that bless the people around us. Answers that bring peace, resolution, and abundance.

This isn’t just another podcast about success—it’s a journey of self-discovery, intentional living, and building a life you love. Dan shares insights, stories, and strategies designed to help you achieve financial freedom, live with integrity, and make money effortlessly by aligning your work with your faith.

If you believe in loving what you do and doing what you love, you're in the right place.

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https://youtu.be/u6fwjKImxf8

***Guest Appearance

Credits to:

https://www.youtube.com/@leads2deals           

“How to Raise Millions Without Banks | Real Estate Secrets with Jay Conner”

https://www.youtube.com/watch?v=3UAComwwh3Q&t=2s   

If you’re a real estate investor—whether seasoned or just starting—you’ve probably asked yourself the age-old question: “How do I fund my deals quickly and reliably, without the headaches of traditional bank financing?” 

On a recent episode of the Raising Private Money podcast, Jay Conner, renowned for his expertise in raising private money, pulled back the curtain on his strategies for funding real estate investments. The conversation with Scott Morse of the Leads to Deals podcast was packed with practical tips, insightful stories, and a dose of inspiration for anyone struggling to access reliable capital.

The Turning Point: From Banks to Private Money

The journey for Jay Conner began like many others—relying solely on local banks to fund deals. For six years, things seemed manageable until a single phone call changed everything. His trusted banker, in the wake of the 2009 global financial crisis, abruptly cut off his line of credit. As Jay Conner recounts, “I said, Steve, what in the world are you saying to me? My line of credit’s closed? I got an 800 credit score… Why are you closing my line of credit?” This sudden problem became a doorway to a much bigger opportunity.

Jay Conner’s solution wasn’t just to think harder, but to ask a new question: “Who do you know that can help fix your problem?” This led to discovering private money—funds invested by ordinary individuals, often from retirement accounts, eager for higher returns and the security of asset-backed lending.

Principle #1: The Money Comes First

One of the podcast’s resounding themes is that reliable funding should precede the hunt for deals. As Jay Conner cautions, the old advice that “money finds good deals” is a myth—don’t wait until you have a property under contract before scrambling for funds. Instead, build your network of private lenders first. This shift puts investors in a position of strength, allowing for faster offers and greater negotiating power.

How to Attract, Not Chase, Private Money

What sets Jay Conner’s approach apart is his emphasis on education over salesmanship. “No begging, no chasing, no selling, no persuading,” says Jay Conner. He advocates for a mindset rooted in service and education. His method? Put on your “teacher hat” and inform your network about how private lending works, the returns they could earn, and the security features (like deeds of trust and insurance policy coverage) that protect their investment.

He illustrates this with the story of his first private lender: Instead of pitching a deal, he simply asked a church acquaintance, “Would you refer people to me who are unsatisfied with their bank returns or stock market volatility?” This gentle, indirect approach led the individual to volunteer, “What you got going on there, Jay?” and ultimately commit $500,000.

The Math Behind Every Deal

Jay Conner’s formula is straightforward: Never borrow more than 75% of the after-repaired value (ARV) of a property. This ensures safety for the lender and allows the investor to take home a sizable check at closing—without dipping into personal funds. “If you’re buying a house and it needs renovation and you’re using private money, if you can’t bring home a big check when you buy, you’re paying too much for the property,” Jay Conner insists.

Building Your Private Lender Network

Start with people you already know: church members, colleagues, neighbors, and anyone who may have retirement accounts they’d consider repositioning.

***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 stru

***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