Raising Private Money with Jay Conner

Jay Conner
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Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to fund them? Maybe you’re just starting in real estate, overwhelmed by all the conflicting advice, and wondering how to break through. Or you’ve done a few deals, but your business feels more like a hobby than a reliable source of income. If you’re struggling to take your real estate business to the next level, this show is for you. Welcome to The Private Money Show with Jay Conner, where we cut through the noise to give you the truth about real estate investing—and the tools you need to succeed. Most investors lose out on 87% of real estate deals simply because they don’t have access to the money to fund them. But what if you could change that? What if you could fund every deal you wanted, eliminate your competition, and grow your business faster than you ever thought possible? Each week, Jay Conner—the Private Money Authority—shares exactly how to raise private money to fund your deals, close more opportunities, and build a thriving, consistent real estate business. Jay has been in the trenches of real estate investing full-time since 2003, and he’s still doing it every day. He knows what works, what doesn’t, and how to help you stop chasing bad advice from so-called “gurus” who haven’t done a deal in years. In every episode, you’ll learn: How to find and raise private money to fund your real estate deals on YOUR terms (no banks, no hard money lenders).Strategies for creating consistent deal flow and turning your investing business into a reliable source of income.How to structure deals with private lenders and create win-win relationships that benefit everyone involved.Real-world, step-by-step advice from investors who’ve been where you are and completely changed their game using private money.This isn’t theory or fluff. It’s the real deal. Jay and his guests break down real-world deals, showing you the numbers, the challenges, and the solutions, so you can see how to apply these lessons to your own business. Whether you’re brand new to real estate, struggling to find consistency, or a seasoned investor looking to scale, this show is your blueprint for success. Why Listen to This Show? Because it’s not just about making money—it’s about building something bigger than yourself. Jay believes real estate is a tool not only to create wealth but also to make an impact. This show is for real estate investors who want to leave a legacy, help others, and give back to their communities. It’s for people who know that success isn’t just about the bottom line—it’s about what you do with it. If you’re ready to stop spinning your wheels, stop missing out on deals, and start building a business that gives you freedom and fulfillment, you’ve found your tribe. Imagine what your life could look like with unlimited access to private money. Imagine the deals you could close, the income you could create, and the impact you could make—not just for yourself, but for others. This is your moment. This is the Private Money Show. Tune in now, and let’s get started.

  1. 3 hrs ago

    Why Every Real Estate Investor Needs Private Money and Self-Directed IRAs

    Credits to: https://www.youtube.com/watch?v=h7rl-5pCaBY                                                               “Episode 145 - How to Fund Real Estate Deals with Private Money & Self-Directed IRAs -with Jay Conner” https://www.youtube.com/@thecpazone     Private Money is reshaping the way real estate investors fund their deals, and few understand this realm better than Jay Conner, often dubbed the "Private Money Authority."  On a recent episode of the Raising Private Money podcast together with Ryan Pulice, Jay shared his journey, strategies, and secrets to successfully leveraging Private Money for real estate deals. Whether you're a novice or a seasoned investor, the episode was packed with actionable insights you can use to skyrocket your investing business. Here’s a breakdown of the most essential lessons. The Banking Crisis that Sparked a Private Money Revolution Jay’s foray into Private Money began out of necessity during the 2009 financial crisis. After years of relying on bank lines of credit and mortgage companies to fund deals, Jay found himself suddenly cut off by his banker—without notice, right after putting earnest money down on two properties. Faced with the possibility of losing significant profits and having no funding options, Jay asked a crucial question: “Who do you know that can help fix your problem?” That led him to a contact who introduced him to the concept of private lending—individuals who lend their investment capital or retirement funds directly to real estate investors. This paradigm shift changed Jay’s business forever. Become a Teacher, Not a Pitchman One of Jay’s standout strategies is leading with education rather than sales. Most people have never heard of Private Money or self-directed IRAs. By adopting a “teacher mindset,” investors can genuinely help their network understand a new world of opportunity. “As a result, you as the borrower get to make the rules,” Jay noted. Unlike traditional banking, where lenders set all terms, private lenders are open to the terms set by the investor—when the investor explains the benefits, safety, and structure thoroughly. The Power of Self-Directed IRAs A major revelation for many listeners is the use of self-directed IRAs for Private Money investing. As Ryan observed, most people wrongly believe their retirement funds are locked in mutual funds. Jay points out that less than 1% of people have even heard of self-directed IRAs, partly because financial advisors have no incentive to recommend them. By educating your network about this underutilized vehicle, you’re providing access to higher returns and tax advantages—while also unlocking a new source of funding for your deals. Why Private Money Beats the Banks Jay listed several reasons private money trumps traditional financing. Here are just a few highlights: You’re Always Approved: Forget lengthy applications and underwriting hurdles—when you use private money, “you’re already approved”.Unlimited Potential: There’s no cap on how much you can borrow or the number of deals you can do.Cross-State Flexibility: Private lenders can be from any state, greatly expanding your capital sources.Speed and Control: As your own underwriter, you decide the terms, cash flow structure, and loan-to-value ratios.How to Find Private Lenders Jay distilled his approach into three categories: Current Network: Family, friends, your social, professional, and service circles (think CPA, attorney, business owners).Expanded Network: Groups like BNI, Rotary, and the Chamber of Commerce offer networking opportunities beyond your immediate circle.Existing Private Lenders: Those already experienced in private lending, often found via self-directed IRA companies and networking events.Structuring Deals for Success Jay recommends always teaching the opportunity first, separate from discussing any specific deal. Once people are educated and prepared, funding flows naturally. A typical script involves telling potential lenders, “I got great news for you; I can now put your money to work,” sharing the property details, and simply arranging for the funds to transfer. Pitching the deal is unnecessary—trust is built through education and relationship. Get Started: Resources from Jay Jay generously offered listeners free resources, including a private money script collection and his bestselling book, “Where to Get the Money Now.” He even invites investors to his live event for a nominal fee for hands-on learning. Final Thoughts: If you’re serious about scaling your real estate business, embracing private money is a game changer. As Jay shared, it’s about being a leader and teacher—help your network win, and you’ll never struggle to fund another deal. Dive deeper with Jay’s resources and start building your own private lending network today. 10 Discussion Questions from this Episode Jay Conner described a pivotal moment in 2009 when his bank unexpectedly closed his line of credit. How did this event change the trajectory of his real estate investing career, and what lessons can investors draw from his experience?The episode highlights the concept of being “your own underwriter” in private money lending. What are the advantages and potential risks of this approach compared to traditional institutional lending?What is the difference between private money and hard money, and why does Jay Conner emphasize the distinction throughout the episode?Education and positioning as an “expert” play key roles in raising private money. How can real estate investors effectively educate their networks to attract potential private lenders?Jay Conner has never pitched a deal or directly asked for money, but instead offers an “opportunity.” What are the psychological and practical implications of this approach for both investors and lenders?The use of self-directed IRAs is discussed as a tool for both raising capital and offering tax advantages. What are the benefits and challenges associated with utilizing self-directed IRAs in real estate investing?Liability and asset protection were briefly addressed with a focus on LLCs and land trusts. What are the key factors investors should consider when choosing the appropriate ownership structure for their real estate investments?Jay Conner outlined three main sources for finding private lenders: current network, expanded warm market, and existing private lenders. Which of these sources do you think is most effective, and why?The episode stresses the importance of separating the conversation about private money from the presentation of individual deals. How does this separation benefit both the investor and the potential lender?The SEC’s role in regulating capital raising is explored, with Jay Conner distinguishing between single-family asset-backed debt and syndications. How does understanding these regulations protect investors, and what mistakes should be avoided when raising private capital?Fun facts that were revealed in the episode:  No Applications Needed: When raising private money for real estate, Jay Conner highlights that you don’t have to fill out lengthy applications or meet arbitrary institutional requirements—if you’re a real estate investor, you’re “already approved” to borrow private money.Self-Directed IRAs Are a Hidden Opportunity: Less than 1% of the population knows about self-directed IRAs for private lending, and Jay Conner points out that most financial advisors never mention them because they don’t earn commissions from them.You Can Get Paid to Buy Houses: By structuring private money deals the right way, Jay Conner explains that real estate investors can sometimes bring home a check on the day they buy a property, using excess funds raised to cover renovations and carrying costs.Timestamps: 00:00 Discovering private money lending 03:32 Losing a line of credit 07:11 Learning about private money 12:33 Funding real estate investment deals 16:41 Setting up an LLC properly 20:22 Assessing Property Cash Flow 21:11 Explaining private lender financing 26:37 Finding Private Lenders: Current Network 27:56 Building a referral network 31:53 Offering Free Autographed Book 33:54 Wrapping up with Jay Connect With Jay Conner:  Private Money Academy Conference:  http

  2. 3d ago

    Scaling Your Real Estate Business with Private Money and Self-Directed IRAs

    Credits to: https://www.youtube.com/live/LiLbmB1HvgA                                                              “How To Use Private Money To Build Your Empire With Jay Conner” https://www.youtube.com/@verticalmomentumresiliencypod    If you’ve ever dreamed of investing in real estate—but felt held back by traditional bank loans, poor credit, or lack of cash—this episode of the Raising Private Money podcast, featuring Jay Conner on Richard Kaufman's Vertical Momentum, is essential listening. It explains how mastering Private Money can revolutionize your real estate journey, allowing you to close deals fast, scale your business, and reduce reliance on banks or hard money lenders. The Turning Point: When Banks Say “No,” Opportunity Says “Yes” Jay Conner, known as the Private Money Authority, recounts a pivotal moment from 2009. After having funded deals through banks and mortgage companies for years, his line of credit was suddenly cut, right in the middle of two lucrative deals with six figures in potential profit. The lesson? The world of real estate is unpredictable, and even established investors can be blindsided by changing bank policies or economic downturns. But as Jay emphasizes, every problem has a solution—if you know who to ask. The Power of Who You Know Reflecting on his own experience, Jay shares that it wasn’t about “how” to solve the problem, but “who.” By reaching out to his network, he discovered Private Money and self-directed IRAs—vehicles for raising fast funding from individuals rather than institutions. This revelation led him to raise over $2 million in just 90 days, saving his deals and launching a new, resilient approach to real estate investing. He underscores the importance of relationships: It’s not a cold sales pitch to strangers, but an educational opportunity for friends, fellow church members, and professional contacts. By wearing his “teacher hat,” he shows regular people how they can earn high, safe returns on funds they already have—in many cases, from retirement accounts they may not even realize are eligible for real estate investment. Why Private Money Beats Hard Money—Every Time Many new investors are told to just “get the deal, and the money will show up.” Jay cautions against this thinking. Instead, he advocates lining up your Private Money commitments before you find deals. This allows you to make offers swiftly and confidently, sometimes closing in as little as seven days, well ahead of the timelines banks or traditional lenders can offer. In hot markets or competitive bidding environments, this speed can make all the difference. Private Money isn’t hard money. There’s no need to pay exorbitant points or take on burdensome terms. You make the rules with Private Money, setting rates and structures that work for both parties. Most importantly, you don’t apply for loans; your private lenders already trust and support you because of the relationships you’ve built. Building and Expanding Your Network What happens when you run out of contacts? Jay suggests leveraging organizations like Business Networking International (BNI) to continue expanding your circle and meeting new potential lenders. The approach is always the same: focus on service, education, and relationship-building, rather than chasing money. He even offers a free script—the “Curiosity Opener”—to help new investors start these conversations with their network. Automate, Delegate, and Succeed Through smart systems and automation, Jay has boiled down his active real estate investing work to less than 10 hours a week. The bulk of his time is now spent teaching others, sharing the message that you can fund deals, flip houses, or grow a rental portfolio without ever being at the mercy of the big banks. Take Your First Step If you’re serious about investing in real estate, start by educating yourself on Private Money. Download Jay’s free guide, check out his national bestselling book “Where to Get the Money Now,” or tune in to his “Raising Private Money” podcast for inspiration and practical tips. Remember: The most successful deals, and the best relationships, are built on trust, education, and mutual prosperity—not desperation or a scramble for funding at the last minute. Master Private Money, and change the trajectory of your real estate investing forever. For more tools and actionable scripts on Raising Private Money, visit www.JayConner.com/Scripts and see how you can get started today. 10 Discussion Questions from this Episode How did the 2009 financial crisis impact the speaker’s approach to real estate investing and funding deals?What are the main benefits of using Private Money over traditional bank financing for real estate investors?Why is it advantageous to line up Private Money before securing a real estate deal, rather than seeking funding after finding a property?How does relationship-building play a role in successfully raising Private Money for real estate investments?What is a self-directed IRA, and how can it be leveraged for private real estate lending?What strategies were discussed for expanding your network to grow your access to private lenders?In what ways did the guest suggest starting conversations about Private Money without sounding salesy or desperate?How does the concept of “servant leadership” and serving others influence the way one raises Private Money?What logistical relationships (beyond just with lenders) are necessary to close real estate deals quickly, as described in the episode?In what ways did the speaker’s faith and personal values influence his approach to business and helping others succeed?Fun facts that were revealed in the episode:  Lightning-Fast Closings It's possible to close on a real estate deal in as little as 7 days—or even less! One story shared involved lining up closings for three properties within just 48 hours, all thanks to strong relationships with private lenders and a trusty real estate attorney next door.No Banks Needed After being cut off from bank funding during the 2009 financial crisis, Private Money became the go-to strategy—resulting in never missing a real estate deal for lack of funding again. In less than 90 days, $2,150,000 was raised from regular connections without pitching a single deal.Self-Directed IRAs: Secret Weapon Most of the 48 individuals who funded deals had never heard of private lending or self-directed IRAs until they were taught about it. These accounts let people invest their retirement funds directly into real estate as private lenders—sometimes earning tax-deferred or tax-free returns.Timestamps: 00:00 Balancing real estate and coaching 05:16 Credit line unexpectedly closed 08:08 Learning about Private Money 11:21 Securing funds for real estate deals 14:07 Growing your network with BNI 17:50 Discussing private lending program 21:46 Investment strategy basics 25:14 Investing in real estate with IRA 28:06 Managing private lender funds 32:32 Podcast and book on Private Money 35:28 Overview of The Success Principles 37:46 Downloading the free money guide  Connect With Jay Conner:  Private Money Academy Conference:  https://www.ThePrivateMoneyConference.com  Free Report: https://www.jayconner.com/MoneyReport Join the Private Money Academy:  https://www.JayConner.com/trial/ Have you read Jay’s new book, Where to Get the Money Now? It is available FREE (all you pay is the shipping and handling) at https://www.JayConner.com/Book  What is Private Money? Real Estate Investing with Jay Conner http://www.JayConner.com/MoneyPodcast  Jay Conner is a proven leader in real estate investing. Without using his own money or credit, Jay maximizes creative methods to buy and sell properties with profits averaging $86,000 per deal.

  3. Oct 8

    Real Estate Success in Small Towns: Jay Conner’s Proven Private Money Strategies

    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 Why is it important to separate the conversation about teaching potential private lenders from presenting them with a specific real estate deal?What are the main differences between Private Money and hard money lending, and why is this distinction important for real estate investors?According to the guest, what are the three main categories of potential private lenders, and how can investors tap into each?What mindset shift is necessary for new investors when transitioning from traditional funding to raising Private Money?How does the use of a simple Excel spreadsheet system help manage multiple private lenders and deals?What advice is given for individuals who have never completed a real estate deal but want to begin raising Private Money?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?What is the “Good News Phone Call” script, and how does it play a role in consistently securing funding for deals?What are the biggest mistakes new investors make when trying to raise Private Money, and how can they be avoided?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:  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.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.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

  4. Oct 5

    Creative Real Estate: Subject-To Deals, Private Money, and Nurturing Seller Relationships

    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 What steps did Willie Oyola take to transition from initially connecting with a potential tenant to ultimately acquiring her property as an investment deal?How did the use of subject-to financing with a 2.5% interest rate impact the profitability and strategy of Willie’s deal?What are the key advantages and potential risks of bringing in Private Money in a second position, as demonstrated in this case study?Why is nurturing leads and ongoing relationship-building critical in real estate investing, according to Coach Crystal?How do creative strategies like combining subject-to deals with Private Money lending create value for both investors and distressed sellers?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?What lessons can be drawn about loan-to-value ratios and risk management from Jay Conner’s calculations and recommendations?How do positive cash flow and significant equity position in a deal contribute to an investor’s long-term business goals?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?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:  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! 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. 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

  5. Oct 1

    Adapting to Market Shifts: Creative Approaches for Consistent Real Estate Investing Success

    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 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?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?How does Private Money influence the structure and potential profitability of a rehab deal as described by Jay Conner?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?Discuss the importance of having systems and trusted team members in place, as highlighted by Crystal, when acquiring and rehabbing properties.How do market conditions influence the choice between fix-and-flip strategies and other techniques like lease options or foreclosures?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?How does "buying right" protect investors from potential market downturns, and what tactics do the hosts recommend for adapting to changing markets?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?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:  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.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.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

  6. Sep 28

    Inside a $100K Flip: Combining Private Money and Subject-To in a Hot Market

    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): $375,000Remaining Mortgage: ~$167,000Private Money Payoff/Interest: ~$82,000Realtor Commissions (5%): $18,750Closing Costs: ~$3,500Renovations: $52,800After 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: Reputation Sells: Crystal’s seller chose her over other investors because of trust (Better Business Bureau rating). Build your public presence.Systematize for Speed: AI and CRM allowed Crystal’s team to respond immediately—a real competitive edge.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.Stacked Creative Financing: Combining “subject to” and Private Money made an all-cash solution possible, while also ensuring a zero out-of-pocket purchase.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 What are the key differences between Private Money, hard money, and traditional bank financing for real estate investors as explained in this episode?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?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?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?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?What negotiation tactics did Crystal use when communicating with the seller and his mother that resulted in a lower purchase price?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?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?Discuss the role of mindset and the “teacher/educator” approach in attracting Private Money lenders, as mentioned in the episode.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:  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.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.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

  7. Sep 24

    Scheduling Success: Real Estate Investing with Private Money Expert Jay Conner

    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 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? 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? According to the conversation, why is it recommended to secure Private Money before finding a real estate deal rather than the other way around? 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? What protections does Jay Conner provide to private lenders, and how do they compare to protections offered by local banks?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? What are some common mistakes real estate investors make when using Private Money, and how does Jay Conner recommend mitigating those risks? 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? 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?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 PropertiesJay 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 WeekThrough 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 HimOver 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.

  8. Sep 21

    Servant Leadership and Private Money: The Winning Formula in Real Estate Investing

    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 How did losing access to traditional bank funding in 2009 lead to a new approach for raising capital in real estate deals?What are the core differences between Private Money, hard money, and traditional bank funding as discussed in the episode?Why is building trust and relationships emphasized as foundational before discussing private lending opportunities?How does the practice of "no pitching, no begging, no selling" work in attracting private lenders, according to the strategies shared in the episode?What specific protections should private lenders expect to receive, and how do these compare to protections offered by banks?How can self-directed IRAs be utilized in private lending for real estate, and what are the advantages or challenges associated with them?Why is it important to have access to funding before finding deals, rather than securing money after getting a deal under contract?How does leading with education and a service mindset benefit both the investor and potential private lenders?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?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:  $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.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 26:06.47 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

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Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to fund them? Maybe you’re just starting in real estate, overwhelmed by all the conflicting advice, and wondering how to break through. Or you’ve done a few deals, but your business feels more like a hobby than a reliable source of income. If you’re struggling to take your real estate business to the next level, this show is for you. Welcome to The Private Money Show with Jay Conner, where we cut through the noise to give you the truth about real estate investing—and the tools you need to succeed. Most investors lose out on 87% of real estate deals simply because they don’t have access to the money to fund them. But what if you could change that? What if you could fund every deal you wanted, eliminate your competition, and grow your business faster than you ever thought possible? Each week, Jay Conner—the Private Money Authority—shares exactly how to raise private money to fund your deals, close more opportunities, and build a thriving, consistent real estate business. Jay has been in the trenches of real estate investing full-time since 2003, and he’s still doing it every day. He knows what works, what doesn’t, and how to help you stop chasing bad advice from so-called “gurus” who haven’t done a deal in years. In every episode, you’ll learn: How to find and raise private money to fund your real estate deals on YOUR terms (no banks, no hard money lenders).Strategies for creating consistent deal flow and turning your investing business into a reliable source of income.How to structure deals with private lenders and create win-win relationships that benefit everyone involved.Real-world, step-by-step advice from investors who’ve been where you are and completely changed their game using private money.This isn’t theory or fluff. It’s the real deal. Jay and his guests break down real-world deals, showing you the numbers, the challenges, and the solutions, so you can see how to apply these lessons to your own business. Whether you’re brand new to real estate, struggling to find consistency, or a seasoned investor looking to scale, this show is your blueprint for success. Why Listen to This Show? Because it’s not just about making money—it’s about building something bigger than yourself. Jay believes real estate is a tool not only to create wealth but also to make an impact. This show is for real estate investors who want to leave a legacy, help others, and give back to their communities. It’s for people who know that success isn’t just about the bottom line—it’s about what you do with it. If you’re ready to stop spinning your wheels, stop missing out on deals, and start building a business that gives you freedom and fulfillment, you’ve found your tribe. Imagine what your life could look like with unlimited access to private money. Imagine the deals you could close, the income you could create, and the impact you could make—not just for yourself, but for others. This is your moment. This is the Private Money Show. Tune in now, and let’s get started.

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