Advertise on podcast: Raising Private Money with Jay Conner

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

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.

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

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

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

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

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.

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

In the ever-evolving world of real estate investing, many aspiring investors find themselves stuck—not due to a lack of deals, but because of uncertainty about how to fund those deals or structure them in a way that truly works. In a recent episode of the Raising Private Money podcast, Jay Conner sat down with Jeremy Davis to break down practical, no-nonsense strategies for tackling these very challenges. If you’re ready to cut through the noise on market trends, creative financing, and raising money, here are critical takeaways from that illuminating discussion. The Danger of Shallow Knowledge and the “One-Strategy” Trap According to Jeremy Davis, one of the biggest pitfalls in today’s educational landscape is getting swept up in advice that lacks depth. Far too many resources cover a wide range of topics but don’t go deep enough to help you solve real-world problems. For example, the idea that “co-living” is a magical exit strategy for every deal is misleading. As Jeremy Davis points out, co-living works great with the right stabilized asset—but shouldn’t be your only ace in the hole. The reality is, every property and situation demands a different strategy, and trying to force a square peg into a round hole (like converting every property to co-living) is a recipe for failure. Instead, real opportunity comes from targeting the right deals—specifically, those where motivation, timelines, and equity or terms align with your desired outcomes. The Power of Niche Data in Finding Motivated Sellers So where do investors find these ideal deals? The secret, Jeremy Davis teaches, is in niche data. For those less familiar, niche data means focusing on very specific segments of sellers—such as pre-foreclosures, tax delinquent properties, or probate deals. These categories are goldmines because of the built-in timelines and motivation: whether someone’s about to lose their house to the bank, falls behind on property taxes, or inherits a property they can’t afford to keep, these situations force action. Deals found through these channels not only have the highest chance of being discounted, but also offer you chances to structure financing more creatively—negotiating everything from interest rates to balloon payments. Don’t Worry About the Money—Until You Have the Deal A standout moment in the conversation is Jeremy Davis's advice on the sequence of worrying about funding. Contrary to what many newbies believe, you don’t need to have all the money lined up before you secure the deal. Instead, focus first on negotiating and locking up a great property. Then, tap your pre-vetted list of private lenders or hard money investors. This approach stops analysis paralysis and gets you into action, which in turn builds the kind of momentum that attracts available capital. However, consistency is key: if you’re only doing sporadic deals, your favorite lenders might lend their money elsewhere while you’re waiting for the next opportunity. Building a consistent pipeline is how you maintain relationships, credibility, and access to capital. Marketing: More Than Just Finding Sellers Most investors equate marketing with looking for motivated sellers. But, as Jeremy Davis shares, marketing is just as crucial for attracting private lenders. By becoming visible—whether through social media, networking, or sharing your journey online—you not only find deals, but you draw in people who want to put their money to work with knowledgeable operators. For instance, one simple video walking a property led him to raise $300,000 from two passive investors who were watching his content. The Myth of 100% Financing Yes, you can fund a deal (purchase and rehab) with zero out of pocket. But as Jeremy Davis emphasizes, these “home run” deals are rare; you’ll need to talk to a lot of sellers, sift through dozens of situations, and market consistently. When you do find a deal with strong equity or terms, private and hard money lenders will compete to fund you—because the numbers make sense, not because you talked a good game. Raising Private Money: Credibility, Clarity, and Consistency Finally, Jeremy Davis stresses that raising private capital isn’t about seeking out “rich people” or sophisticated financiers. It’s about being visible, clearly presenting your numbers, and establishing trust through transparency. Whether or not you use formal pitch decks, being able to answer every lender’s questions and understanding your deal inside and out is non-negotiable. Final Thoughts If there’s one universal truth from this episode, it’s that solving problems, not chasing unicorn exit strategies or waiting for perfect circumstances, is how you create a real estate investing business that grows. Armed with deeper knowledge, niche data, and the right approach to networking and marketing, you’ll be able to find and fund the deals that set your portfolio apart. Interested in learning more? Jay Conner encourages listeners to check out Jeremy Davis’s free Friday workshops and keep seeking out education that goes deep, not just broad. Ready to do your next deal? Take action, get visible, and focus on solving real problems—the money will follow. 10 Discussion Questions from this Episode Jay Conner mentions that finding money, rather than finding deals, is often the bigger challenge for real estate investors. Do you agree? Why or why not?How does Jeremy Davis define “creative finance,” and why does he believe it’s crucial for investors who lack strong credit or capital?Jeremy Davis discusses his concerns with co-living as an exit strategy. What do you think are the risks and rewards of co-living in today’s market?What is "niche data," and why does Jeremy Davis emphasize pre-foreclosures, tax delinquency, and probate as valuable sources for investments?How does Jeremy Davis approach the issue of whether to focus on finding deals or raising capital first?In what ways does marketing help real estate investors not only find motivated sellers but also gain access to private capital?Jeremy Davis shares a story about losing money on a deal due to misplaced trust. What can be learned about risk, due diligence, or structuring deals from his experience?What steps does Jeremy Davis outline for achieving 100% financing, including rehab costs, on real estate deals?Jeremy Davis and Jay Conner discuss the importance of education and communication when raising Private Money. How important is a pitch deck, and what alternatives could work?What key misunderstandings do most investors have about raising private capital, according to Jeremy Davis, and how can these be overcome?Fun facts that were revealed in the episode:  Accidental Capital Raising Jeremy Davis once raised $300,000 in private capital from a single social media video that was just about whether or not he should paint a fence black 16:13. The power of casual, authentic marketing can’t be underestimated!100% Financing—Even for Rehab It’s possible to structure real estate deals with 100% financing—including the rehab costs—as long as there’s enough equity in the property. Jeremy Davis explained how deep discounts and strong deals open up options with both private and hard money lenders.The Only Deal He Lost Money On Despite helping over 1,000 new investors and building a massive portfolio, Jeremy Davis has only ever lost money on one deal—and it involved lending to someone who promptly left for Peru and never returned! That experience became a recurring anecdote in his family.Timestamps: 00:00 Addressing myths in real estate education 03:39 Creative finance for new investors 08:07 Buying probate properties with no interest 11:27 Building an Investor Network 14:06 Using hard money for BRRRR strategy 19:43 Explaining 100% financing deals 21:00 Finding real estate opportunities 24:04 Understanding DSCR Loans 29:34 Common mistakes in raising capital 30:19 Educating Private Lenders and Investors 31:39 Connect with Jeremy Davis  https://investorsemester.com/workshop     Connect With Jay Conner:  Private Money Academy Conference:  https://www.ThePrivateMoneyConference.com  Free Report: https://www.jayconner.com/MoneyReport Join the Private Money Academy:  https://www.JayConner.com/trial/ Have you read Jay’s new book, Where to Get the Money Now? It is available FREE (all you pay is the shipping and handling) at https://www.JayConner.com/Book  What is Private Mone

What if you could start investing in real estate—even if you didn’t have everything figured out? For many, this might sound intimidating or even impossible, but Mandy Konecki’s journey proves otherwise. On a recent episode of “Raising Private Money,” Mandy sat down with Jay Conner to share how she stumbled into real estate in 2017 with zero experience, and how the power of connection and community changed everything for her and her husband. Starting Without All the Answers Imagine buying your first investment property without ever seeing it in person. That’s exactly how Mandy jumped in, inspired by her husband Keith’s dream to flip houses and stay rooted in Jacksonville, Florida. “I didn't see it. You said you wanted to stay in Florida and work on a house project, so I bought one,” Mandy recalled. It wasn’t a polished business plan—it was action, uncertainty, and a willingness to learn on the fly. In those early days, Mandy worked a W-2 job to keep some stability while Keith leaped into entrepreneurship. It took a handful of deals before she realized the real magic wasn’t just about building a real estate portfolio—it was about building freedom and designing a life on their own terms. Serving Others Through Creative Solutions So how did Mandy and Keith find success where so many get stuck? According to Mandy, it was their refusal to take “no” for an answer and their commitment to helping others. "If I look at something and someone might say, 'Oh, that doesn't work because it won't cash flow as a long-term rental,' there's always going to be a way to make it work," Mandy shared. Many of the property owners Mandy works with don’t have significant equity in their homes—a common hurdle. Instead of walking away, Mandy approaches each deal with creativity and empathy. Her favorite strategy? Buying properties “subject to” the existing mortgage. This allows her to take ownership while keeping the original debt in place—no new bank loan, no massive down payment. From there, Mandy deploys a variety of exit strategies: lease options, long-term rentals, city-backed affordable housing, and even room rentals. The key is flexibility; by keeping multiple options open, she can tailor deals to fit both the seller’s needs and her own investment goals. The Game-Changer: Other People’s Money For many aspiring investors, the greatest hurdle isn’t finding deals—it’s finding the money. Mandy admitted she once believed that asking for help or partnering with others was a sign of weakness. But when she discovered OPM—other people’s money—her real estate business transformed overnight. “There are so many people wanting to get into real estate, but they don’t have the tools, the time, or the know-how. But they have money sitting in the bank making less than 1%,” she explained. By connecting with these individuals, Mandy helped them grow their wealth while funding her own deals—a true win-win. Access to Private Money allowed Mandy and Keith to scale beyond their own means. Instead of being limited to one project at a time, waiting for each flip to free up cash, they now juggle multiple deals simultaneously, partnering with both lenders and equity-sharing partners. The Power of Community Mandy is adamant that real estate is a team sport. “You are not going to learn by reading a million books. You eventually just have to put your feet in and figure it out because that is the best way to learn—do the thing,” she emphasized. Her advice for anyone looking to get started? Plug into your local investor community, find a way to provide value, and start building relationships. Failures and mistakes, what Mandy calls “tuition,” are inevitable—but they’re also what build true expertise and resilience. Whether you have money, skills, connections, or just the drive to learn, there’s a place for you, and a community ready to support your journey. Final Thoughts Mandy Konecki’s story is a testament to taking imperfect action, serving others, and embracing the power of connection. In real estate—and in life—freedom and opportunity often come from stepping out before you feel ready, and building a tribe along the way. If you’re waiting for the perfect moment or the perfect plan, Mandy’s journey is your invitation to start now, connect deeply, and create your own opportunities. 10 Discussion Questions from this Episode What motivated Mandy Konecki to initially get into real estate investing despite having no prior experience?How did Mandy and her husband Keith use real estate as a path to achieving freedom from their W-2 jobs?What role did community and networking play in Mandy and Keith’s learning and growth as real estate investors?How does Mandy approach properties with little to no equity, and what creative strategies does she use to make such deals work?Mandy mentions using “multiple exit strategies” for real estate deals. What are some examples she provides, and why are they important?What mindset shifts did Mandy experience regarding raising and using Private Money (OPM), and how did it change her approach to real estate investing?How has access to Private Money allowed Mandy to pursue larger or different kinds of deals compared to when she used only her own capital?What advice does Mandy give to someone who wants to get started in real estate but feels limited by lack of money, credit, or experience?Mandy talks about mistakes being “tuition.” What was one of her major early mistakes, and what did she learn from it?For those hesitant to start investing in real estate, what practical steps does Mandy recommend they take in the next 30 days to move forward?Fun facts that were revealed in the episode:  Jumped in Without Seeing the First Property: Mandy Konecki bought her first house for flipping sight unseen, just because her husband mentioned wanting to try real estate in Florida. She only discovered what she’d purchased when her husband checked it out and asked, “What were you thinking when you bought this thing?” Scaled From One Flip Per Year to Nine Simultaneous Projects: Initially, Mandy and her husband could only handle one real estate project at a time using their own funds. Once they embraced raising Private Money and creative financing, they scaled dramatically and were able to run nine projects at once—with no personal capital invested.“Tuition” Through Mistakes: Mandy calls the costly lessons they learned in real estate their "tuition." One notable early error: she purchased a subject-to property from a friend without due diligence, only to discover surprise assignment fees, months of mortgage arrears, and an HOA that restricted her intended rental strategies—ultimately leading her to sell the property at a loss, but with invaluable experience gained.Timestamps: 00:00 Mandy's real estate journey 05:57 Finding solutions in real estate challenges 09:08 Subject-to and wrap mortgage strategy 11:38 Room rentals and affordable housing 15:23 Expanding real estate investment opportunities 17:47 Scaling up property investments 22:55 Using stories to build trust 24:56 Real estate investment challenges 27:33 Connect with Mandy Konecki  https://www.skool.com/real-estate-reimagined-8674/about  https://www.reilifestyle.com 28:24 Sharing Mandy's insights on wealth  Connect With Jay Conner:  Private Money Academy Conference:  https://www.ThePrivateMoneyConference.com  Free Report: https://www.jayconner.com/MoneyReport Join the Private Money Academy:  https://www.JayConner.com/trial/ Have you read Jay’s new book, Where to Get the Money Now? It is available FREE (all you pay is the shipping and handling) at https://www.JayConner.com/Book  What is Private Money? Real Estate Investing with Jay Conner http://www.JayConner.com/MoneyPodcast  Jay Conner is a proven leader in real estate investing. Without using his own money or credit, Jay maximizes creative methods to buy and sell properties with profits averaging $86,000 per deal.  #RealEstate #RealEstateInvesting #RealEstateInvestingForBeginners #Foreclosures #FlippingHouses

Credits to: https://www.youtube.com/watch?v=A_bISP70sOs                                                          “E47: The Power Of Private Money with Jay Conner” https://www.youtube.com/@livingwellwithrentwell         In the ever-changing landscape of real estate investing, one timeless truth emerges time and again: access to capital is the lifeblood of successful deals. While many new and experienced investors believe that finding the perfect property is the key to building wealth, industry veterans like Jay Conner know that it’s actually securing funding—particularly Private Money—that lays the foundation for growth and confidence in real estate. What Is Private Money, and Why Does It Matter? First, let’s clarify what we mean by Private Money. Unlike institutional money, which comes from banks or traditional lenders, Private Money is lent by individuals—people just like you and me. Jay Conner describes it simply: “A private lender is a human being... an individual that loans money to you, the real estate investor, either from their investment capital and/or their retirement funds.” This access to capital is a game-changer. For six years, Jay Conner built his real estate business using only bank financing. That all changed in 2009, during the global financial crisis, when he found his credit lines abruptly cut. Within two weeks, he discovered Private Money and raised over $2.1 million, never missing out on a deal for lack of funding since. This turning point didn’t just save his business; it tripled it. The Key Principle: Get the Money Before the Deal There’s a pervasive myth in real estate circles: “Get the deal under contract, and the money will show up.” Jay Conner calls this “the most stupid thing in the world.” He emphasizes, “The money comes first. Focus on getting the money lined up. There’s always going to be deals.” Having money ready doesn’t just enable you to act quickly; it transforms your negotiating power and confidence. Imagine approaching sellers knowing you can close fast—often securing properties at substantial discounts, as Jay Conner routinely does. Building Wealth in Small Markets One of the most inspiring aspects of Jay Conner’s story is his success in a market with just 40,000 people. Many believe that major cities hold the opportunity, but his team consistently flips 2-3 houses a month, averaging $78,000 in gross profit per deal. He’s proof that with the right strategies—and Private Money—you can dominate even a “sandbox” market and net millions annually. Becoming the Local Authority Consistent marketing and ethical deal-making have set Jay Conner apart in his small-town community. Not only is he solving sellers’ immediate problems—offering creative solutions that banks and traditional buyers cannot—but he’s also revitalized hundreds of properties and helped residents. Having cash available through private lenders means he can close quickly, buy homes at a discount, and even let sellers remain until they're ready to move. Raising Private Money the Right Way For many, the daunting part is simply asking people for money. Jay Conner flips the script: he never asks for money. Instead, he puts on his “teacher hat,” educating people in his network—friends from church, local business groups, or the Rotary Club—about how they can make safe, high returns on their capital by lending it, securely backed by real estate. He separates the conversation about the program from individual deals, never pitching a specific property in a desperate rush. His process earns trust and creates win-win relationships. Whether folks are new to real estate or seasoned pros, Jay Conner’s approach to Private Money enables investors to confidently scale, navigate tough markets, and build community impact. The Takeaway If you’re ready to level up your investing, Jay Conner says it best: “Own the real estate between your ears first.” The right mindset, ethical approach, and commitment to educating and serving others will put you on the fast track to raising Private Money—and to transforming your real estate business for years to come. To get started, download Jay’s free guide at www.Jay.Conner.com/MoneyGuide, and don’t wait for the next deal to scramble for funding. Instead, let the money chase you. 10 Discussion Questions from this Episode Jay Conner emphasizes the importance of Private Money over institutional lending. What are the key benefits he identifies for real estate investors who focus on Private Money rather than relying on banks?How did the 2009 financial crisis serve as a turning point in Jay Conner’s career, and what broader lessons can real estate investors learn from his experience losing access to traditional funding?Jay Conner mentions the concept of buying properties in small markets and achieving significant profits. What strategies does he use to dominate these markets, and do you think similar tactics would work in larger cities? Why or why not?When working with private lenders, Jay Conner stresses the mindset shift from asking for money to offering an opportunity. What are the psychological or practical advantages of this approach for both investors and lenders?The episode touches on the importance of consistency in marketing and deal-making. How has consistency contributed to Jay Conner’s ongoing success, and what are some practical ways investors can remain consistent in a competitive market?Jay Conner shares a story of acquiring new private lenders by simply teaching them about his program rather than directly soliciting money. How does education build trust in these relationships, and what are some potential pitfalls if this process is handled poorly?What role does creativity play in structuring real estate deals, especially as described by Jay Conner when helping sellers solve non-traditional problems? Can you think of examples where creative deal structure might be necessary?The discussion highlights the need to secure funding before seeking deals rather than the commonly held belief that “the money will follow the deal.” Do you agree with this stance? Why or why not?Reflect on Jay Conner’s advice regarding mentorship and the importance of learning from someone active in the arena. What qualities should you look for in a real estate mentor or coach, and how can you assess their current relevance?The episode ends with personal routines and philosophies for maintaining well-being. How do you think daily habits and mindset have contributed to Jay Conner’s professional achievements, and what routines could you implement in your own life for similar success?Fun facts that were revealed in the episode:  First Deal Drama: Jay Conner's first real estate flip was so rundown and smelly that his wife wouldn't even get out of the car to see it, and his father questioned his sanity upon seeing the property.Small Market, Big Results: Despite investing in a town of only 40,000 people, Jay Conner and his wife have flipped over 475 houses and now average 2–3 deals a month, showcasing that major real estate success doesn't require a massive urban market.Private Money Power: Jay Conner raised over $2.1 million in private funds in less than two weeks after being cut off from bank financing in January 2009, a pivot that transformed his business and ensured he never missed out on a deal due to lack of funding again.Timestamps: 00:00 Starting in real estate investing 04:35 Finding a promising property deal 08:54 Discovering Private Money funding 11:24 House flipping profit margins 15:15 Flipping houses in small markets 20:07 Creative real estate solutions 22:21 Investing in small town real estate 26:52 Navigating financial uncertainty 28:00 Discussing real estate investing strategy 33:19 Explaining Private Money lending 35:11 Explaining the investment program 38:54 Finding private lenders for real estate 43:18 Experienced real estate investors 45:04 Focusing on a single asset class 47:21 Shifts in real estate investing 52:42 Morning routine and self-care steps 54:31 M

Credits to: https://www.youtube.com/watch?v=5sff1RevVAw&t=37s                                                         “Stop Begging Banks: How to Fund Every Real Estate Deal with Private Money” https://www.youtube.com/@GoodNeighborPodcastCooperCity        If you’re venturing into real estate investing or even just curious about alternative forms of financing, the term “Private Money” has likely caught your attention. It’s often shrouded in mystery, separated from the world of conventional banking and lending. But as explored in the recent episode of the Raising Private Money Podcast with Jay Conner, Private Money might just be the game-changer aspiring and seasoned real estate investors have been searching for. Dismantling Myths: What Is Private Money? Most people’s introduction to real estate financing involves banks, credit scores, down payments, and mountains of paperwork. Private Money, as Jay Conner explains, is fundamentally different. Rather than relying on banks or hard money lenders, Private Money comes directly from individuals—ordinary people who invest their capital or retirement funds into real estate deals, bypassing traditional financial institutions and brokers altogether. This shift isn’t simply about sourcing cash; it’s about flipping the power dynamic. With Private Money, it’s not the lender who dictates the terms—the real estate investor does. Instead of applying and hoping for approval, the real estate investor offers an opportunity, teaching potential lenders about the investment advantages. There’s “no asking, no begging, no chasing, no selling, no persuading”—just teaching. Why Is Private Money a Game-Changer? Jay’s passion for Private Money is rooted in his own story. Having started in real estate by following the traditional path—mortgages through banks, lines of credit, and dealing with bureaucratic hurdles—he found his world turned upside down during the 2009 financial crisis. Suddenly, his bank line of credit was shut down with no notice, leaving him grasping for solutions. Instead of folding, Jay leaned into a pivotal question: “Who do I know that can help me solve my problem?” This led him into the world of Private Money—where individuals, sometimes using their self-directed IRAs, could invest directly into his deals. Within 90 days of exploring this new methodology, he had raised over $2 million from private investors who’d never heard of this model before. But what makes Private Money so powerful? Here are a few key advantages Jay outlines: Unlimited Growth Potential: There’s no cap on how many deals you can fund; it only depends on the number of private lenders in your network.Flexible Terms: Investors set the terms, not institutions. Jay, for example, offers his lenders a flat 8% rate, with no origination or “junk” fees.Speed and Control: With funds already lined up, deals close faster, and investors can always pick up a “check” at closing—rather than scrambling for down payments like with traditional loans.Security and Trust: By educating lenders about maximum loan-to-value ratios and repayment methods, investors build confidence and sustainable relationships.The Mindset Shift: Teaching, Not Selling One of the most important takeaways from Jay’s interview is the mindset real estate investors should adopt. Success with Private Money isn’t about high-pressure pitching or desperate pleas. It’s about teaching: showing people how they can benefit from being a private lender, patiently answering questions, and only presenting deals that match the criteria already discussed with your lenders. This mindset extends to separating conversations: First, teach the opportunity, without a deal in hand. Only once your lender understands and agrees to the terms do you bring them a specific investment. This separation avoids the sense of desperation and builds sustainable trust. From Challenges to Opportunities: E + R = O Jay draws inspiration from Jack Canfield’s formula “E + R = O” (Event + Response = Outcome). Events—like losing access to conventional funding—are out of our control. But how we respond determines the outcome. For Jay, the challenge of losing his credit line became the event that propelled him into Private Money—and ultimately, greater success. Getting Started If you’re a budding real estate investor, your first step is simple: shift your mindset. Own the real estate “between your ears” first. Approach Private Money as a teacher, not a beggar. Build confidence, clarity, and a strong educational foundation—and then, the deals (and the money) will follow. To dive deeper, Jay offers generous free resources like his “Curiosity Opener” script and his book. The journey from financial setbacks to real estate abundance is paved not just with money, but with the right approach—and an openness to the world of private lending. Ready to make your next deal happen? Start by expanding your mindset, building your network, and learning to teach the Private Money opportunity. The doors to real estate success might be closer—and more accessible—than you think. 10 Discussion Questions from this Episode Jay Conner emphasizes the importance of the "who, not how" question when facing problems in real estate or life. How can this mindset shift impact decision-making outside of real estate investing?Based on the episode, what are the key differences between hard money lending and Private Money, and why is it important for investors to understand this distinction?Jay Conner states that with Private Money, "we set the rules" instead of the lender. What are the potential advantages and disadvantages of this approach for both the investor and the lender?The episode discusses the critical role of mindset in securing private capital. How can new investors develop the necessary mindset and confidence to approach potential private lenders?Why does Jay Conner recommend lining up Private Money before searching for deals, contrary to the advice often given by other real estate educators?How does teaching and exposing private lenders to opportunities differ from pitching a specific deal, and what are the benefits of separating these conversations?According to the episode, what are the three major reasons a private lender would be eager to fund a deal once they've moved their funds to a self-directed IRA?Jay Conner describes how the 2009 financial crisis forced him to discover Private Money lending. How have external events or setbacks led you, or could they lead you, to discover new opportunities in your own field?The episode introduces Jack Canfield’s formula E+R=O (Event plus Response equals Outcome). How can this formula be applied to challenges in real estate and beyond?Jay Conner highlights that with Private Money, there is "no limit to the number of deals you can do." What implications does this have for scalability in real estate investing, and what factors might still limit an investor’s growth?Fun facts that were revealed in the episode:  Unlimited Deals, Unlimited Lenders In the world of Private Money, there is no cap to the number of deals you can do or private lenders you can work with. Jay Conner highlighted that he has 47 private lenders funding his deals, but started with just one, showing how scalable the approach can be.You Can Get Paid When You Buy Unlike traditional financing, where you bring a down payment to closing, using Private Money often means you get a check at closing! If you buy right, you can walk away from the closing table with extra cash in hand to use for renovations or even carrying costs.Access to Private Money Doesn’t Depend on Your Credit According to Jay Conner, when you tap into private financing for real estate, there's no application, no underwriting the traditional way, and your credit score isn’t a roadblock—because "you're already approved." It’s all about offering an opportunity, not begging for a loan.Timestamps: 00:00 Understanding private vs. hard money 05:34 Accessing private capital for investments 07:55 Teaching investment opportunity strategies 10:46 Funding strategy and lender criteria 15:38 Discovering Private Money solutions 17:31 Embracing obstacles as opportunities 20:39 Importance of Taking Action 26:45 Free Million Dollar Money Script 28:12 Discussing real estate investing interest  Connect With Jay Conner:  Private Money Academy Conference:  https://www.ThePrivateMoneyConference.com  Free Report:

Credits to: https://www.youtube.com/watch?v=XS_owx6k0TY&t=42s                                                        “Jay Conner: Private Lending Can Make YOU Rich! | TTLR EP696” https://www.youtube.com/@thethoughtleaderrevolution       In a world where access to capital can make or break your real estate ambitions, traditional lending often feels like a road littered with obstacles. Banks say no. Hard money lenders tighten their terms. Yet amid this financial maze, a powerful alternative quietly reshapes the investment landscape: Private Money. On a recent episode of the Raising Private Money podcast, Jay Conner sat down with Nicky Billou to share not just his story, but a step-by-step roadmap for anyone eager to raise and leverage Private Money. If you’re a freedom-loving entrepreneur or a real estate investor chasing bigger profits without the traditional hassle, Jay’s strategies are a must-listen—and a must-implement. The Power of Private Money Jay’s own journey is a testament to resilience and reinvention. After launching his post-mobile-home-industry real estate career in 2003, Jay did what most investors do: pleaded with banks, assembled paperwork, and prayed for approval. But in January 2009, the rug was pulled out from under him when his line of credit was closed abruptly—possibly the best thing that ever happened to his business. Within weeks, Jay discovered the world of Private Money, a universe where “ordinary people” invest their capital directly with real estate professionals. Unlike hard money—where institutions raise funds and lend with strict terms—Private Money is a handshake between two individuals, driven by trust, education, and mutual benefit. As Jay points out, there’s no limit to the amount of Private Money you can access. It’s not about your credit score; it’s about your relationship and your ability to present the opportunity. How Private Money Works Jay emphasizes that private lenders are everywhere—retired teachers, law enforcement officers, military veterans, even minor children who have inherited some capital. The key isn’t in pitching deals, but in teaching people about the opportunity. Jay’s “teacher hat” script, for example, transformed casual conversations in church foyers into funding commitments—without ever asking for money outright. The process is simple, but powerful: Educate: Share how Private Money investing works, how lenders are protected, and the type of returns (Jay’s offers 8%).Build Trust: Focus on relationships, not transactions. Jay never “pitches”; he only explains the program and the safety measures.Match Funds to Deals: Once a lender is on board, align their available capital with the right opportunity. The lender wires funds only when there is a deal ready, and interest accrues only while their money is in use.Repeat & Scale: There’s no cap on the number of private lenders, allowing you to scale with each new relationship.Who Lends Private Money? Jay notes that the ideal private lender isn’t always the high-flying venture capitalist. Often, it’s someone tired of the meager returns of CDs or the rollercoaster of the stock market. These are people who want predictability, safety, and a relationship with someone they trust. For example, Jay shares the story of Ray, a civil service retiree whose annuity yielded a mere 3% over eight years. After moving his money to Jay’s program, it tripled in eight years at 8% per year—transforming Ray’s financial outlook entirely. Why Private Money, Why Now? In today’s market, with $31 trillion in cash sitting on the sidelines, Private Money is more abundant—and more essential—than ever. By getting funding lined up first, investors are empowered to act fast, outmaneuvering competitors and never missing a deal due to lack of capital. It’s not just about fast flips and big profits; it’s about building a sustainable, scalable business where banks can’t pull the plug. Getting Started If you’re ready to step off the treadmill of traditional financing, Jay recommends three things: Surround yourself with like-minded mastermindsCultivate a constant hunger for knowledge (read, learn, explore)Take care of your health—because entrepreneurship is a marathon, not a sprintFor those eager to learn more, Jay offers his book, “Where to Get the Money Now,” and a free eBook, “7 Reasons Why Private Money Will Skyrocket Your Real Estate Business,” at JayConner.com and JayConner.com/MoneyGuide. In the Private Money world, anyone can build wealth—without waiting for bank approval. As Jay says, “Wherever people have money, and people need to borrow money, there’s a match.” The time to start is now. 10 Discussion Questions from this Episode How did Jay Conner's experience with having his line of credit cut off by the bank in 2009 motivate him to pursue private money for real estate deals? What lessons can be drawn from his response to an unexpected setback?Jay Conner emphasizes "teaching" potential private lenders rather than directly pitching deals. Why does he believe this approach is more effective, and how might this strategy apply in other types of sales or business relationships?The concept of being "your own underwriter" is central in this episode. How does this change the traditional dynamics of borrowing and lending money in real estate?According to the discussion, private money is different from hard money. What are the key distinctions, and why does Jay Conner believe private money offers superior advantages?The episode explores the idea that "there is more money than there are deals." What does this mean for both investors seeking money and private lenders seeking investment opportunities?Jay Conner shares a script and an example of how he secured his first private lender. What are the psychological factors at play in his approach, and how do they help build trust?Who are the typical private lenders described in this episode, and what motivates them to invest through private money rather than traditional financial vehicles?The topic of international private lending is mentioned. What are some potential legal or logistical challenges when borrowing or lending across borders, and how might investors address them?Jay Conner lists joining masterminds and continuous learning as crucial to entrepreneurial success. How can peer groups and ongoing education support someone new to real estate investment?What role does trust play in the private money ecosystem, and how can both borrowers and lenders cultivate trust in these relationships for long-term success?Fun facts that were revealed in the episode:  Zero-Pitch Money Raising Jay Conner never asks anyone directly for money or pitches a specific deal. Instead, he "puts on his teacher hat" to educate people about private lending—leading to individuals willingly offering large sums, like $250,000 turning into $500,000 after a single educational conversation over coffee.International Private Lending Private lending isn’t limited by borders. Jay Conner shared that private money can be borrowed internationally—even mentioning Canadians and others wiring funds to the U.S. to participate in real estate deals, regardless of where they live.Retirees and Children as Lenders Private lenders come from all walks of life—including retired school teachers, military veterans, architects, and even minor children under 18 who inherited money from grandparents. Their common goal: earn a safe, steady return on their money without the volatility of traditional investments.Timestamps: 00:00 Jay Conner, The Private Money Authority 04:23 Getting Started in Real Estate Investing 08:50 Getting investment referrals from Wayne 13:32 Closing and funds transfer details 16:39 Benefits of Private Money Lending 20:54 Private lending as investment alternative 25:07 Explaining private lending program 26:58 Borrowing and lending internationally 31:11 Importance of mastermind groups 32:39 Discussing success and health principles   Connect With Jay Conner:  Private Money Academy Conference:  https://www.ThePrivateMoneyConference.com  Free Report: https://www.jayconner.com/MoneyReport Join the Private Money Academy:  http

If you’re looking for smarter ways to put your capital to work in real estate, the latest episode of Raising Private Money offers valuable insights. Jay Conner sits down with seasoned real estate fund manager Mike Zlotnik, CEO of TF Management Group, to discuss the mindsets, risks, and strategies you need to consider before writing that first check into a real estate deal or fund. Here’s what you need to know and how you can benefit from Mike’s expertise in today’s market. Why Real Estate? The Power of Predictability and Cash Flow Mike’s journey into real estate investing began after a long career in technology and risk management. What set real estate apart for him was predictability—the opportunity to build fortunes steadily over time, particularly compared to the volatility of stocks. Initially investing passively in New York City, Mike realized real estate’s unique advantage. Real estate offered both appreciation and, when chosen wisely, dependable cash flow—something stocks rarely provide. This predictability, says Mike, is the cornerstone of financial freedom for investors seeking long-term stability, especially as compared with the unpredictability of the stock market. Raising Capital Is Harder Than Ever—So Don’t Ignore Investor Mindset In today’s post-pandemic market, securing capital is more challenging than finding deals. Many investors have become gun-shy after recent market resets and rising interest rates. Mike points out that many real estate investors fail here by not communicating the right story or preparing investors for a contrarian approach. He explains that it’s now critical to demonstrate why real estate offers better value today—not just through numbers, but by appealing to “predictable income, downside protection, and prudent diversification.” Mike warns against relying solely on fear, but recognizes that with stock markets at all-time highs, now may be the time for investors to diversify into more stable assets like real estate. Scaling from Tens of Thousands to Millions: The Mindset Shift What’s the difference between raising $50,000 from a private lender and millions for a fund? According to Mike, it comes down to scalability and connection. Raising larger amounts requires robust systems, credibility, and constant engagement with investors. The foundation, Mike says, is building “know, like, and trust”—without this, capital raising cannot succeed. Education is key, as is establishing authority through books, podcasts, and sharing expertise. The focus should always be on genuine connection, not simply selling your deal. Risk Comes First: Three Things to Ask Before You Invest Before even considering projected returns, Mike advises investors to invert their thinking. The main question: How could you lose money? Drawing on the wisdom of Charlie Munger, he advocates starting every analysis by considering downside scenarios: How could you lose your principal? What needs to go wrong (interest rates, operations, tenants) for things to fail?What due diligence is needed? Analyze leases, tenant quality, local economic factors, and supply-demand balance.Mitigation tactics: Can the risk scenarios be realistically addressed and managed?If the worst-case scenarios seem unlikely or effectively mitigated, only then should you evaluate the potential upside. Ask the Tough Questions—And Focus on Integrity Mike emphasizes that due diligence is less about seeking perfect answers and more about detecting inconsistencies or dishonesty. Questions like “Have you ever lost money? Why? What did you learn?” matter because integrity is more important than any projected return. If you spot a lie or evasion, walk away. The very best investors are those who answer tough questions with honesty and humility. Where Are the Real Opportunities Now? In today’s shifting market, Mike advises against catching falling knives in highly volatile asset classes. Instead, he suggests focusing on regions and strategies with consistent performance, such as medical offices, industrial properties, and first-lien lending. His current projects, for instance, emphasize predictable cash flow and downside protection over high-risk/high-reward gambles. Final Thoughts Success in private real estate investing isn’t about chasing fads or quick wins. It’s about disciplined due diligence, honest relationships, and focusing on predictable, stable returns—even in uncertain times. If you’re considering investing in a real estate fund, take Mike’s advice: prioritize risk management, build real trust, and seek out opportunities that stand the test of time. 10 Discussion Questions from this Episode What aspects of real estate investing does Mike Zlotnik find more appealing than stock market investing, and why does predictability stand out to him?How has the current economic climate impacted the process of raising capital for real estate deals, according to the conversation?What are some common mistakes that real estate investors make when attracting private investors, as identified in this episode?How important is the concept of “know, like, and trust” in raising capital, and what strategies do the speakers suggest to build it?Why is leading with education a key approach for successfully raising Private Money, and how has it worked for the speakers?What does it mean to “invert, always invert” when evaluating risk in a real estate investment, and how can investors apply this mindset?What specific questions should investors ask before deciding to invest in a real estate deal or fund to assess risk?In what ways does location contribute to mitigating risk in real estate investments, based on points raised during the episode?If you were starting a real estate investment business from scratch today with little capital, what first steps would you take to build relationships with private lenders?How should investors balance the pursuit of cyclical market opportunities with the desire for predictable cash flow and downside protection, according to the episode’s discussion?Fun facts that were revealed in the episode:  Tech to Real Estate Switch Mike Slotnick, the featured guest, spent nearly 15 years in information technology, managing risk and complex systems, before becoming a full-time real estate fund manager in 2009.Education Over Sales One key strategy discussed was that both Mike and Jay Conner have built their capital-raising approach around leading with education rather than pitching deals, believing that teaching investors builds stronger relationships and trust.Big Mike’s Website Joke Mike affectionately refers to his website as "BigMikeFund.com" and even jokes that if you forget the "D" at the end (typing "BigMikeFun.com"), you'll still land somewhere safe—he promises it’s not a "kinky site"!Timestamps: 00:00 Raising and structuring private capital 04:33 Raising capital for real estate 09:43 Building investor relationships 13:15 Evaluating risks in real estate investments 17:33 Real estate investment considerations 19:51 Assessing investment risks and scenarios 25:00 Starting a Fund: Initial Steps 28:21 Investing for steady cash flow 32:26 Connect with Mike Zlotnik https://www.TempoFunding.com   https://www.BigMikeFund.com   34:21 Sharing episode to fellow investors  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

Credits to: https://www.youtube.com/watch?v=cuk5O6Cgikk&t=8s                                                       “How to get Unlimited Funding for Your Deals! - Jay Conner ” https://www.youtube.com/@AndrewSchlag      If you’re a real estate investor—new or seasoned—you’ve likely faced one persistent challenge: access to funding. Traditional banking can leave you scrambling for appraisals, jumping through endless hoops, and losing deals because the money just isn’t there fast enough. But what if you could flip the script, be in the driver’s seat, and have money chasing you instead of you chasing it? That’s exactly what Private Money can do for your real estate business, as revealed in the insightful conversation with Jay Conner and Andrew Schlag. What Is Private Money? Private Money, as Jay Conner explains, is not institutional lending, nor is it hard money with steep rates and heavy fees. It’s about working with individuals—everyday people looking to grow their wealth—who lend you funds, backed by real estate, on mutually agreed-upon terms. And the advantages over bank financing or hard money are huge. Why Private Money Changes Everything The biggest shift with Private Money is a change in power dynamics. As the borrower, you make the rules for deals. That might sound radical, but as Jay Conner shares, “You set the interest rate. You set the length of the note. You set the loan-to-value. You set the frequency of payments.” This control yields clear advantages: Faster Closings: Private Money allows you to close deals in as little as seven days, giving you the competitive edge to snap up more opportunities.No Down Payments or Application Hassles: No credit check, no income verification, and no traditional approval process. In Jay Conner’s system, you can even bring home a check at closing, using borrowed funds to cover the purchase and rehab—sometimes more than the purchase price itself.Cash Flow Relief: Structure deals so you make no monthly payments during renovations—the interest simply accrues until you sell or refinance.No Appraisals or Points: Unlike hard money lenders, private funding doesn’t typically require appraisals, loan origination fees, or heavy points.Attracting Money Without “Begging” A huge mindset block for many is how to actually raise Private Money. Won’t you have to pitch desperate deals to friends or family? Won't you face rejection? Not with Jay Conner’s approach. Rather than asking for money, Jay Conner puts on his “teacher hat.” He educates potential lenders about what Private Money is, how it works, and how they can earn attractive returns, often tax-deferred or tax-free through self-directed IRAs. The result? People are eager and waiting for him to put their money to work. “[I] have more Private Money chasing me than ever before. In fact, I have a big problem—I can’t even put all the money to work that I’ve got pledged to me,” Jay Conner quips. Protecting Your Private Lenders But what if you’re new? Why would anyone loan you money? The key, Jay Conner explains, is that the loan is secured by real estate at a safe loan-to-value—typically no more than 75% of the after-repair value (ARV). If the borrower defaults, the lender actually gets the property—a much stronger position than an unsecured investment. Systematizing the Process Once a private lender is on board, closing is a breeze. The paperwork is minimal: a promissory note, a deed of trust (or mortgage, depending on your state), and proof of insurance naming the lender as mortgagee. As Jay Conner puts it, “Closing is less than five minutes when you’re doing a Private Money deal.” A Final Word: Get a Mentor If there’s one thing Jay Conner would do differently, it’s this: start with a mentor, not alone. The knowledge, mindset, and systems to raise and manage Private Money aren’t difficult—but they are crucial, and best learned from someone who’s already blazed the trail. Private Money isn’t just a way to fund more deals—it’s a way to scale, serve others, and achieve financial freedom in your real estate investing business. 10 Discussion Questions from this Episode What are the key differences between Private Money and hard money lending as outlined by Jay Conner, and why do these differences matter for real estate investors?Jay Conner emphasizes teaching over asking when it comes to raising Private Money. How does this approach change the dynamic between investor and lender?How does Jay Conner's strategy for using Private Money put investors "in the driver’s seat" of their business, and what practical advantages does this provide?Reflect on the “good news phone call” strategy described by Jay Conner. Why is this step crucial in his process, and how does it differ from traditional funding requests?What are some of the most important protections offered to private lenders in this model, and how does loan-to-value impact their risk?According to the episode, what common fears do new real estate investors have about raising Private Money, and how does Jay Conner suggest overcoming them?Discuss how Jay Conner's business model allows him to provide “excess cash to close” and not use his own money at closings. How might this affect cash flow and deal volume?Why does Jay Conner discourage borrowing unsecured funds from private lenders, and what documentation does he recommend for securing the loan?Consider the impact of market size and competition on Jay Conner's investing model. How does operating in a smaller market shape his strategies and outcomes?Jay Conner credits mentorship for accelerating his success. Based on the episode, how might a mentor have helped him avoid early mistakes, and do you agree with his advice for new investors?Fun facts that were revealed in the episode:  Small Town, Big Profits: Jay Conner consistently averages 6-digit profit per real estate deal—even though he works in a market with just 40,000 people—and insists that you don’t need to be in a large city to achieve six-figure months in real estate investing.Never Ask, Always Teach: Jay Conner claims he’s never once asked someone for money when raising private funds. Instead, he wears his "teacher hat," educates people about private lending, and lets them come to him, flipping the traditional money-raising approach on its head.The “Good News Phone Call”: Instead of pitching deals to private lenders, Jay Conner makes a “good news phone call,” letting people know he can now put their money to work—because he’s already educated them and confirmed their interest. This eliminates rejection and keeps a waiting list of lenders ready to participate.Timestamps: 00:00 Using Private Money for real estate 03:47 Small market real estate investing 08:41 Learning about Private Money options 10:43 Teaching private lending basics 14:01 Flexible loan terms advantage 19:56 The myth of money chasing deals 22:42 Discussing funding strategies 27:09 Discussing self-directed IRAs 29:57 Establishing Real Estate Attorney Relationships 34:35 Discussing hard money vs Private Money 35:26 Understanding hard money lenders 39:36 The importance of a mentor  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