Raising Private Money with Jay Conner

In today's fast-paced real estate market, the key to scaling your investment business often comes down to leveraging the right tools and adopting a mindset for growth. On the episode “Taking Your Business To The Next Level Through Automation,” listeners are treated to a wealth of practical strategies, courtesy of Daniel Martinez, a seasoned real estate entrepreneur who’s participated in transactions exceeding $19 million.

Daniel Martinez’s journey is a masterclass in using curiosity and grit to forge ahead in a challenging industry. Far from inheriting a ready-made portfolio or a family network of connections, Daniel Martinez built his business from the ground up, focusing on creative finance, private money, and tackling the messy deals many investors avoid. His ability to solve title issues, handle liens, and deal with heirs and complex transactions has set him apart. But what really stands out is his commitment to systematizing and automating his business processes, enabling him not only to close deals efficiently but also to scale sustainably.

Central to Daniel’s approach is the use of technology, particularly automation. By implementing customized CRM platforms like Nytfire and integrating AI tools such as Originate AI, he has streamlined underwriting, lead management, and deal analysis. Automation in these areas liberates investors from being tied up in repetitive administrative tasks. Instead, automation pivots their energy toward building relationships, finding deals, and raising capital—the activities that truly move the needle.

One clear takeaway for entrepreneurs is the importance of talking about what you do. Daniel Martinez highlights that if you’re not vocal about your investing activities, opportunities will pass you by. Private lenders and partners can only discover and trust you if they’re aware of your work and your approach. Consistent networking and sharing your business journey publicly—whether through social media, podcasting, or direct conversation—creates an ecosystem where trust and accessibility flourish.

The episode also sheds light on the reality that there’s often more money available than deals. Many would-be investors have capital but lack the time or inclination to pursue opportunities directly. A strategic investor, therefore, focuses on building relationships with these capital sources in tandem with sourcing deals. For Daniel Martinez, raising private money was never about having a deal first; it was about having open-ended conversations that built trust over time. Automation supports this by making it easier to provide information, track communications, and stay organized as your pool of potential partners grows.

Mindset emerges as another crucial element. The transition from believing you can’t raise private money to understanding you are a trustworthy steward of capital isn’t overnight. It’s a blend of honesty about your experience level, a willingness to learn from others—especially lenders who might have significant expertise—and the drive to keep improving. Early-stage investors are encouraged to start with simple transactions and work their way up, gradually building a track record they can leverage.

When it comes to educating private lenders about complex or creative deals, clarity is non-negotiable. Daniel Martinez advises simplifying deal presentations so partners can easily digest the risks and rewards. Automation tools help by generating clear, consistent summaries and analyses for each deal, supporting better communication and confidence all around.

Perhaps most inspiring is Daniel Martinez’s use of podcasting and content creation not merely as marketing but as credibility builders. Being visible, consistently present, and Googleable helps attract partners who are already halfway sold by the time they reach out.

For real estate investors seeking to elevate their business, embracing automation isn’t just about saving time—it’s abou

In the ever-evolving world of home services and small businesses, generating a steady stream of high-quality leads is key to scaling, maximizing revenue, and ultimately creating a sellable business asset. This challenge, however, trips up countless business owners, leaving them at the mercy of inconsistent work schedules and unpredictable growth. 

The insights shared by Phil Risher, founder of Phlash Consulting, on the "Raising Private Money" podcast reveal the exact systems that have helped companies consistently fill their pipelines, triple profits, and achieve premium buyout multiples.

Phil Risher’s journey from paying off $30,000 in student loans and saving $60,000 by age 25, to leading a local duct cleaning company through explosive growth, and finally building a seven-figure digital marketing agency, provides invaluable lessons for service-based businesses. 

His expertise has been acknowledged by outlets like Forbes, CNBC, and Business Insider, making his findings particularly noteworthy for anyone looking to scale their company.

At the heart of Phil’s approach is understanding that success is rarely tied to having the best product or the most talented team. It hinges on establishing robust systems for visibility, conversion, and follow-up. 

Phil emphasizes that the most important growth levers for any home service company are: bringing in new customers, converting leads into paying clients, and retargeting past clients to maximize lifetime value. These three pillars are foundational for creating a business that is not only profitable but attractive to potential buyers and investors.

To start, getting new customers in the door is all about visibility. Most home service businesses rely heavily on Google searches, but being present in multiple search areas and advertising platforms is crucial. Many companies make the mistake of blindly spending money on digital ads without understanding their true return on investment. 

Phil points out that without tracking the effectiveness of ad spend, businesses can throw away thousands each month, praying for leads rather than strategically cultivating them.

The second growth lever is conversion. Generating leads is just the beginning; converting those leads into actual sales requires a thoughtful and systematic approach. Phil’s team establishes lead nurture sequences that combine instant text and email follow-ups, turning cold website inquiries into engaged, warm prospects. 

Automations like requesting a photo of the project or issue can immediately move the conversation forward and prompt action from the prospect, increasing booking rates dramatically. Data from Phil’s work suggests that setting up automated nurture sequences can boost booking rates from an industry average of 42% up to 62%, all without increasing spend on ads.

Retargeting is the third essential pillar and often the most overlooked. Businesses already possess a goldmine in their existing client database. These customers know, like, and trust the brand, making them ideal candidates for repeat business. Phil’s two-step email playbook involves monthly email newsletters tied to a seasonal content calendar, followed up by targeted offers to those who engage. 

Coupled with occasional text message marketing, these tactics keep a business front-of-mind and drive extra revenue with minimal extra cost. In one case, a client implementing these strategies saw an additional $257,000 in revenue over a year, solely from email retargeting.

Beyond lead generation and conversion, Phil Risher highlights the importance of tracking key metrics: booking rate, close rate, average ticket size, and customer acquisition cost. For businesses aiming to double their sales, focusing on month-over-month improvements in these four areas provides clarity and direction. Phil recommends picking one metric each month to optimize, ensuring consistent

***Guest Appearance

Credits to:

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

“Ep. 198: Jay Conner's 10-Hour Work Week for 7-Figure Success.”

https://www.youtube.com/watch?v=TGRzyNBkO6Q  

On the recent episode of Raising Private Money with Jay Conner, Jay joins Brian Davis on the Buck Outside the Box podcast, where listeners were treated to an insightful discussion on scaling a real estate business through private funding and automation. Jay’s perspective, shaped by decades of investing experience and over 475 rehabs, offered actionable strategies for both seasoned investors and newcomers hoping to build a profitable portfolio.

Jay’s journey in real estate began in the early 2000s, transitioning from the mobile home business to single-family house investments in Eastern North Carolina—a smaller market with a population of just 40,000. Despite the locality’s modest size, his business has been able to consistently produce high margins with average profits now exceeding $82,000 per deal. His career illustrates that significant success in real estate does not require operating in a major city; it hinges upon execution and business fundamentals.

Early on, Jay relied heavily on local banks to fund his deals, building the business around a substantial line of credit, as was common practice before the 2008 financial crisis. The downturn provided a pivotal challenge when his credit was abruptly withdrawn during the crash. Instead of stagnating, Jay viewed this hardship as a catalyst for growth, prompting him to explore private money—a mode of funding that would forever change his approach. In less than 90 days, he successfully raised over $2 million from individual private lenders, a sum that allowed his enterprise to not only survive a tough market but actually triple its growth that year.

Private money, as Jay delineates, is fundamentally distinct from hard money. Hard money lenders operate as brokers or firms, pooling investments from individuals to lend out as secured loans, and often tacking on origination fees and higher points. In contrast, private lending is conducted directly with individuals—friends, family, or acquaintances—eliminating the middleman, junk fees, and ultimately giving the real estate investor much more control over terms. 

For Jay, these private lenders are treated like banks, safeguarded with promissory notes and mortgage protections, but they enjoy greater returns than traditional CDs or savings vehicles. He has steadfastly offered his 47 private lenders the same attractive interest rates since 2009: 8% in first position or 10% on rehab funds, with no origination fees.

One vital insight Jay shares is the mindset and approach required to attract private money authentically. Rather than chasing after people for cash or approaching the conversation from a position of need, Jay frames the opportunity as a service—teaching others how they can achieve above-average returns safely and securely, often without even referencing a specific deal in initial conversations. 

This educator's mindset builds trust and credibility. He recommends avoiding raising money at the last minute or in desperation, but rather proactively educating potential lenders on how private lending works and benefits them.

Automation is another key pillar of Jay’s business. By leveraging both human resources (including an acquisitionist who has managed his seller contacts for over 18 years) and technology, he has built a systemized, self-running operation. 

Jay’s involvement in the business is now less than ten hours per week—all possible due to careful delegation and the adoption of customer relationship management (CRM) software. This proprietary software streamlines

***Guest Appearance

Credits to:

https://www.youtube.com/@howtoraisecapital101                  

“44. Raising Private Money is INTENTIONAL with Jay Conner”

https://www.youtube.com/watch?v=oA9sgy9J1hQ 

Breaking into real estate investing is exciting, but one of the biggest hurdles for newcomers is raising capital for deals. Many aspiring investors feel the pressure of experience gaps, fearful that lenders won’t trust them. However, insights from a dynamic discussion between Jay Conner and Dave Dubeau reveal strategies that can help anyone project authority, spark interest, and secure private funding—even with just a handful of deals completed.

Focus on Authority Over Experience

A recurring theme in their conversation is the importance of building authority rather than fixating on experience alone. Authority in the private money game doesn’t come solely from a long track record. Instead, it comes from understanding your investment program inside and out, positioning yourself as a teacher, and sharing knowledge with clarity and confidence.

Rather than chasing investors or feeling compelled to sell and plead for funding, adopt an educator’s mindset. Sharing your private lending program, explaining the concept of private money, and helping others understand self-directed IRAs serve two crucial purposes: they build your confidence and reassure potential investors. Most private lenders have little to no awareness of these investment options until someone explains them to them. By being that source of information, you automatically stand out as a credible resource.

Attracting Interest: The Right Way to Start the Conversation

Getting people interested in your offering isn’t about flashy sales tactics—it’s about engaging curiosity and fostering genuine dialogue. A simple yet effective approach is to ask questions that stimulate curiosity. Opening with a question that hints at unique opportunities, such as mentioning tax-free earning possibilities with retirement funds, intrigues people, and positions you as someone who's in the know.

When people respond, guide the conversation naturally toward private lending and self-directed IRAs. These moments allow you to educate your audience and uncover who might be receptive to alternative investment options. If your contact expresses frustration with stock market returns, for example, this is a prime opportunity to discuss how private money lending works and why it’s a secure, profitable option.

Structuring Deals for Security and Confidence

One common worry for new investors is whether their lack of experience will put off lenders. The key is to emphasize that the security of an investment lies primarily in the underlying property and deal structure. For example, conservative lending practices—such as capping loans at 75% of the after-repaired value—help protect lenders. By making your investment program transparent and demonstrating safeguards, you calm any concerns about risk. This not only reassures lenders but also boosts your own confidence.

Additionally, if you’re partnered with a mentor, coach, or more seasoned investor, referencing their experience and the support network you have in place can further bolster your credibility.

Building Your Reputation in the Industry

Raising private money isn’t just about knowing—it’s also about cultivating visibility and expanding your network. Even as a new investor, there are powerful ways to build authority:

• Host group presentations using professional materials, such as polished PowerPoint slides, to demonstrate seriousness and preparation.
• Run online trainings for your existing contacts to educate them about private lending and real esta

When it comes to raising private money in real estate, there’s a hidden truth separating the strugglers from the superstars: It’s not just about knowing the numbers or finding the right deals—it’s about being seen, being known, and becoming an authority that attracts capital. This message is at the heart of a compelling interview with Nicky Billou on the “Raising Private Money” podcast, hosted by Jay Conner.

In a world overflowing with noise and competition, how do you stand out? According to Nicky Billou, you don’t wait for greatness to be handed to you—you claim it through visibility, storytelling, and authentic connection.

Attention Creates Opportunity

“Attention creates opportunity.” These four words, repeated by Nicky Billou, resonate as a rallying cry for investors looking to shake things up. Private lenders want credibility and confidence—when you become visible and authoritative in your field, you magnetize opportunities. It’s about occupying the space of ‘the expert’ in the minds of your network.

So, how do you accomplish that? The answer isn’t fake hype or shallow self-promotion. Instead, it’s about real, sustained credibility.

Leveraging Podcasts for Authority and Trust

One of the most practical strategies discussed by Nicky Billou is the power of being a guest on other people’s podcasts. Podcasts offer long-form, nuanced conversations—perfect for showcasing your story, expertise, and values. It’s a virtual stage where you get to build relationships with both hosts and audiences. 

Nicky Billou cited how even public figures have used podcasting to gain millions of new supporters by connecting with previously untapped audiences. That same mechanism, when applied by real estate investors, unlocks fresh networks of potential lenders.

There’s no need to be a celebrity or a best-selling author to get started. Nicky Billou shared stories of clients who began with no platform and built credibility by simply showing up, telling their story, and serving the audience. It’s the personal adversities and lessons—the “real expertise” forged in life, not just your job title—that create a point of connection.

Tell Your Story—Own Your Why

Jay Conner pressed deeper, asking how investors could use their personal stories, even if they haven’t written books. Nicky Billou demonstrated by opening up about his own background: a Christian child fleeing revolution in Iran, whose family risked everything for freedom. That core story shaped his mission and message. Real estate investors, Nicky Billou argues, can do the same by framing their journey as one of resilience and purpose.

The process starts by embracing your adversities and letting them inform not just what you do, but why you do it. People invest in passion and vision as much as in returns. Minimizing your dreams out of fear of being “pushy” does a disservice not only to you, but to potential lenders hungry for inspiration.

Practical Steps to Build Authority

For those starting from scratch, Nicky Billou suggests a two-pronged approach:

1. Book Yourself on Podcasts: Use platforms like PodMatch to find shows where your story and knowledge can serve. Don’t worry about being perfect—practice builds confidence and fluency.
2. Invest in Your Growth: Triple your investment in personal and professional development. Learn from mentors, join masterminds, and read voraciously. As Jim Rohn said, “Don’t wish things were easier, wish you were better.”

Final Thoughts

Greatness in real estate investing—and in life—doesn’t wait for perfect timing or someone else’s permission. It’s claimed through visibility, connection, and consistent action. Step out, tell your story, and become the trustworthy authority that private lenders are searching for. Don’t wait for greatness. Claim it, one conversation at a time.

Ready to raise private money like neve

What separates those who dream about raising real money in real estate from those who actually do it? According to Wendell Butler, a former military officer who went on to found Hammerhead Capital and Flip Fuel Lending, it’s not complicated spreadsheets or pitch decks. In reality, it comes down to discipline, speed, and crystal-clear communication.

Laying the Foundation: From the Military to Real Estate

Wendell’s journey didn’t start in real estate—he began as a military officer, where discipline became second nature. He later transitioned to a loan officer role, gaining firsthand experience in the world of lending and underwriting. That dual background proved invaluable, allowing him to understand deals from both the lender’s and the investor’s perspectives.

But how did Wendell Butler make his first step into raising private money? It wasn’t about flashy presentations or aggressive sales pitches. Instead, he focused on building a reliable track record—executing on two simple deals, living in and flipping homes using his knowledge as a loan officer. “It was less about what I said and more about what I did,” he recalls. Showing proof of concept and genuine results was enough to inspire confidence in his earliest private investors—even when those deals were relatively small.

The Power of Simple, Honest Communication

One of the biggest takeaways from Wendell Butler’s interview with Jay Conner is the importance of keeping things simple. For new investors, the temptation to use industry jargon can be strong, but as Jay Conner points out, “A confused mind does not make a decision. Actually, they do—it’s called no.”

Instead, Wendell started conversations with people in his closest circles—family and friends—breaking his process down in plain language. He described what he had done, how it worked, and what kind of returns they could expect, bypassing complicated terms like “equity splits” or “GP/LP shares.” By making the opportunity easy to understand, he won early buy-in and trust, leading to soft commitments before he even had deals in hand.

Discipline as a Competitive Edge

Wendell Butler’s military background instilled an unwavering discipline, which became his edge in investing. That discipline wasn’t just about executing deals—it also translated into always doing what he said he’d do, especially when it came to private lenders. “No matter what, I’m going to get my investor the money that I promised them—even if the deal goes south and it comes out of my own pocket,” Wendell explains.

He also stresses the value of disciplined underwriting (thanks to his loan officer days). By never stretching the numbers and maintaining a conservative outlook on each deal, he not only protected his investors but built up even more credibility. For him, it’s all about “staying disciplined to the numbers… because numbers don’t lie.”

Shifting from Sales to Service

A key mindset shift for Wendell Butler was letting go of the idea that raising private money is about “selling.” Instead, he reframed it as providing an opportunity—one that could solve a real problem for someone else. This approach—educating, sharing opportunities, and encouraging potential investors to take or leave it—created less pressure and cultivated relationships built on trust, not desperation.

Jay Conner reinforced this, noting that the goal isn’t to chase or persuade but to offer solutions to “ordinary people with lazy money”—meaning funds that aren’t working hard for them. “Private money doesn’t go to the smartest investor; it goes to the most prepared, the most consistent, and the most trustworthy,” he says.

Community and Continuous Learning

Wendell’s entrepreneurial spirit extended to launching The Hive in Charlotte, an entrepreneur meetup designed to foster genuine connections. “When you build true relationships through service, deals and private money wil

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Credits to:

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

“Raising Private Money with Jay Conner, Richard Canfield & Jayson Lowe”

https://www.youtube.com/watch?v=HBCKj5Uz6L4&t=4s      

When it comes to real estate investing, one of the greatest hurdles for both new and seasoned investors is finding the capital to fund deals. In a recent episode of Raising Private Money, industry expert Jay Conner sat down with Richard Canfield and Jayson Lowe to reveal how private money can be a game-changer for building a thriving real estate business—without reliance on banks or traditional lenders.

What is Private Money?

Jay Conner breaks down private money to its simplest form: “Private money is money that is borrowed from a human being, from human beings. We’re talking about doing business with individuals just like you and me.” Unlike institutional sources, like banks or hard money lenders, private money is a direct relationship between the real estate investor and an individual lender—often someone with investment capital or retirement funds seeking better returns.

Private lenders aren’t just entities—often, they’re people in your network or community, looking for “really high caliber opportunities” to grow their wealth safely and securely. As Jay Conner shares, there are trillions of dollars sitting in retirement accounts in the U.S. alone, waiting to be put to work.

Making the Shift: From Banks to Private Money

Jay Conner’s story is a familiar one. For years, he depended on banks and mortgage companies to fund his deals until, seemingly overnight, his lines of credit were frozen. Staring at the possibility of missing six-figure profits on deals he had under contract, he realized he needed to find a new way. The answer: private money.

Within 90 days of making the switch, Jay Conner raised over $2 million. By eliminating the bank from the equation, he found new freedom and flexibility, setting his own terms and interest rates, with no application or approval process.

How to Attract Private Money—Without Begging or Selling

A key takeaway from Jay Conner is that raising private money isn’t about desperate begging or high-pressure selling. Instead, it’s about education—“I put on my teacher hat.” Instead of pitching, he teaches people about the opportunity of private lending. He explains his simple, straightforward program: offering 8% interest, no origination fees, notes backed by real estate, and transparent, safe terms.

This approach reframes the conversation. Jay Conner isn’t asking for a favor—he’s offering an opportunity. As he says, “In this world, there’s no rejection. You cannot be rejected if you’re not asking for the money. I’m teaching how they can get high rates of return safely and securely. They said, Wow, I want to do this.”

Common Mistakes—and Red Flags—When Getting Started

Both for new private lenders and investors, Jay Conner highlights some essential best practices:

• Never loan out unsecured money: Always back loans with real estate, not just a promissory note.
• Know who you’re doing business with: Trust and confidence in the operator (the real estate investor) matter as much as, if not more than, the property itself.
• Beware of scams: Steer clear of “private lenders” offering unrealistically low rates (like 3%) and demanding upfront application fees.

Confidence and Clarity: The Real Key to Raising Capital

If you’re a new investor worried about your lack of track record, Jay Conner’s advice is clear: confidence is critical. “Nobody’s going to loan you money for your real estate deal unless you believe in y

***Guest Appearance

Credits to:

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

“Jay Conner on The Secrets to Locating Private Money for Real Estate Deals”

https://www.youtube.com/watch?v=t5FUJjGuXfg&t=65s     

If you’re a real estate investor searching for ways to scale your portfolio, few topics are as crucial as raising private money. In a candid conversation on the Raising Private Money podcast, Jay Conner sits down with Josh Cantwell to share the precise strategies that have helped him raise millions — without ever asking for money outright. Here are the game-changing insights from their exchange and how you can leverage them for your own investing business.

The Power of a Servant’s Heart in Real Estate

From the outset, Jay Conner sets the tone: his mission is not about taking advantage of distressed sellers, but serving them. He stresses that 2022 (and beyond) presents a unique window to help homeowners facing foreclosure—especially those who haven’t been able to recover post-COVID. Jay Conner and his team focus on identifying and assisting these property owners before their homes hit foreclosure sales or bank repossession, creating win-win solutions along the way.

The real backbone of Jay Conner’s approach? Integrity and empathy. By leading with a servant’s heart, he cultivates trust, which proves invaluable both in deal-making and in private capital conversations.

Where to Find Private Money: The Three Pillars

One of the fundamentals of Jay Conner’s success is knowing where to look for private money. He distills his sources into three main categories:

1. Your Warm Market: These are people you already know—family, friends, colleagues, and acquaintances across social groups, church, LinkedIn, and Facebook (the genuine connections, not just casual “friends”). Jay Conner challenges the myth that everyone’s personal network is “broke,” insisting that there are untapped connections in almost every investor’s world.
2. Expanded Warm Market: If your immediate circle seems tapped out, expand it. This means immersing yourself in local organizations like the Rotary Club, volunteering, and building authentic relationships in your community. The more you give, the more your network—and potential investor base—grows.
3. Existing Private Lenders: These are individuals already loaning money to real estate investors. Jay Conner suggests leveraging public records (to find those who’ve secured loans with a mortgage or deed of trust), specialized data feeds (which aggregate nationwide lender info), and networking events hosted by self-directed IRA companies. Notably, he reveals that over 70% of self-directed IRA account holders are open to lending on real estate deals.

The Five-Step Method: Raising Private Funds—Without Asking

The real secret sauce in Jay Conner’s system is his five-step process for attracting private capital—without ever having to ask for it directly.

1. Make Your List: Identify the top 50 people in your network who might have capital or retirement funds.
2. Open a Casual Conversation: Use either a direct method (“Do you have investment capital or retirement funds not giving you a high rate of return safely and securely?”) or an indirect method (“Would you spread the word that I have this investment opportunity?”). This non-salesy approach gets prospects naturally interested.
3. Let the Tools Do the Work: Jay Conner leverages a pre-recorded 16-minute audio called “Stress Free Investing” to explain private lending basics to prospects, making the process scalable.
4. One-on-One Appointment: Present your exact investment progr

 ***Guest Appearance

Credits to:

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

“Private Money Plays with Jay Conner”

https://www.youtube.com/watch?v=46diWzgCIIo&t=1s    

If you’re a real estate investor who’s ever worried about being dependent on banks or burning out by wearing every hat in your business, Jay Conner’s story, shared in his discussion with Jake Stenziano and Gino Barbaro on the Raising Private Money podcast, is a must-hear. 

Jay, known as the Private Money Authority, has not only mastered the art of raising millions in private capital but has also built a real estate business that operates on autopilot most of the time, freeing him to focus on what matters most.

From Bank Reliance to Private Money Powerhouse

Jay’s big “aha” moment came when his banker, Steve, told him the bank was shutting off his line of credit. As many investors hit hard by the 2008–2009 crash, Jay faced a choice: give up or find another way. He chose the latter, and within 90 days, raised over $2 million in private money, forever changing how he operated. Since then, he’s never missed out on a deal because of a lack of funding. As he puts it, “the money comes first”—and it does, especially when you know how to attract private lenders.

But what sets Jay apart isn’t just capital raising; it’s the holistic, automated model he’s developed. Operating mostly in a small North Carolina market, Jay averages $64,000 profit per single-family house with just two to three deals a month. The secret? Systems, automation, and a relentless focus on scheduling and prioritizing for success.

Automate, Delegate, and Disappear: Jay’s Triple D Philosophy

Early in his career, Jay and his wife Carol Joy found themselves “at Lowe’s at 8:45 at night picking knick-knacks” for staging homes, realizing the business was running them, not the other way around. That epiphany led Jay to embark on a mission of automation.

Inspired by his father’s mantra—“Dictate, delegate, and disappear”—Jay took inventory of his daily activities, asking: “What am I doing now?” He recognized that any task he could pay someone $15 an hour to complete meant he was essentially earning $15 an hour doing it himself. That realization led Jay to schedule his successes: every night, he does a “brain dump” on a yellow pad, then, in the morning, prioritizes tasks, ensuring only high-value activities land on his plate.

This scheduled approach, combined with leveraging virtual and local assistants, allowed Jay to scale back his direct involvement to about five hours a week. He now serves as the “visionary,” guiding the ship and showing up when least expected, rather than reacting to fires.

The Four Pillars and Winning for All

Jay’s business stands on four pillars: finding, funding, flipping, and automating. The “finding” pillar relies on proprietary foreclosure tracking and direct mail campaigns with high response rates. When it comes to funding, Jay works with 47 private lenders, many using self-directed IRAs for solid returns. His “flipping” strategy focuses on entry-level single-family homes—maximizing profits while serving first-time buyers via rent-to-own arrangements, with a strong credit repair component to ensure tenants eventually buy and achieve homeownership.

Crucially, Jay frames each deal as a win-win for everyone involved. Sellers in distress get relief, private lenders receive above-market returns, buyers become owners, and Jay orchestrates the process. He emphasizes that “successes are scheduled,” and that private money can be raised not by hard selling, but by making his program available, arousing curiosity (“I teach private lenders how to get higher rates of return than th

***Guest Appearance

Credits to:

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

“How Private Money TRIPLED His Real Estate Business | Jay Conner.”

https://www.youtube.com/watch?v=xIDtWayTLWM&t=3625s   

In the ever-evolving landscape of real estate investing, gaining access to funds can often feel like an uphill battle. For Jay Conner, renowned private money expert and seasoned investor, the solution to this challenge comes down to what he calls the most important principle: “the money comes first.” 

Jay’s journey, shared on an insightful episode with Brian Davila on the Raising Private Money podcast, offers invaluable lessons for both new and experienced investors looking to raise private money and build sustainable wealth.

Starting: A Crucial Lesson in Funding

Jay Conner didn’t enter the real estate world with access to private money right away. For the first six years after launching his business in Morehead City, North Carolina—a market with just 40,000 people—Jay relied on local banks and mortgage companies to fund his deals. That changed abruptly in 2009, when he discovered that his line of credit had been unexpectedly revoked. Faced with the threat of losing out on deals and not being able to recover his earnest money, Jay was driven to find a new approach.

Enter private money. Through a recommendation from a fellow investor, Jay learned about this alternative source of funding—friends, family, and acquaintances investing in his deals, backed by solid criteria and security. Within just 90 days, Jay raised over $2 million in private funding and rapidly scaled his business. As Jay Conner emphasizes, losing his bank credit became a “blessing in disguise,” unlocking a faster, more reliable path to funding.

How Private Money Fueled Growth

Jay’s business didn’t just recover; it tripled. By leveraging private money, he was able to close more deals—especially those with sellers requiring all-cash offers. The flexibility and speed that private lenders provided allowed Jay to snap up bank-owned properties and foreclosures during the financial crunch, building long-term wealth through smart, strategic investments.

He stresses a vital wisdom for new investors: “If I knew then what I now know, I would have started with private money.” According to Jay’s data, only 13% of For Sale By Owners are open to creative financing; the vast majority want all-cash buyers. Without private money, investors risk missing out on the lion’s share of opportunities.

Smart Systems for Sustainable Deal Flow

Success in real estate means more than just funding—it’s also about consistent deal flow. In this episode, Jay shares his multi-pronged approach to sourcing deals in a small market:

• Google Ads: Jay runs three campaigns targeting motivated sellers, boasting a low average cost per lead and a high conversion rate. He notes, “On average, I only need five Google Ad leads to buy a house.”
• Foreclosure Letters: With a 57% response rate, Jay’s eight-letter sequence to foreclosure prospects is a standout, made possible by tracking cases at the courthouse and layering motivation (such as inheritance).
• Facebook Ads & Direct Mail: These supplement his funnel with additional off-market leads.
• Networking with Wholesalers: Jay connects directly with local wholesalers, leveraging his status as a cash-ready buyer to close deals quickly.

Why Private Money is Safe—When Done Right

For those hesitant about using other people’s money, Jay offers reassurance. His strict criteria (borrowing up to 75% of after-repair value) create a cushion that protects both the investor and their lenders. He insists private lende