Raising Private Money with Jay Conner
Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to fund them? Maybe you’re just starting in real estate, overwhelmed by all the conflicting advice, and wondering how to break through.
Or you’ve done a few deals, but your business feels more like a hobby than a reliable source of income. If you’re struggling to take your real estate business to the next level, this show is for you.
Welcome to The Private Money Show with Jay Conner, where we cut through the noise to give you the truth about real estate investing—and the tools you need to succeed. Most investors lose out on 87% of real estate deals simply because they don’t have access to the money to fund them. But what if you could change that? What if you could fund every deal you wanted, eliminate your competition, and grow your business faster than you ever thought possible?
Each week, Jay Conner—the Private Money Authority—shares exactly how to raise private money to fund your deals, close more opportunities, and build a thriving, consistent real estate business. Jay has been in the trenches of real estate investing full-time since 2003, and he’s still doing it every day. He knows what works, what doesn’t, and how to help you stop chasing bad advice from so-called “gurus” who haven’t done a deal in years.
In every episode, you’ll learn:
- How to find and raise private money to fund your real estate deals on YOUR terms (no banks, no hard money lenders).
- Strategies for creating consistent deal flow and turning your investing business into a reliable source of income.
- How to structure deals with private lenders and create win-win relationships that benefit everyone involved.
- Real-world, step-by-step advice from investors who’ve been where you are and completely changed their game using private money.
This isn’t theory or fluff. It’s the real deal. Jay and his guests break down real-world deals, showing you the numbers, the challenges, and the solutions, so you can see how to apply these lessons to your own business. Whether you’re brand new to real estate, struggling to find consistency, or a seasoned investor looking to scale, this show is your blueprint for success.
Why Listen to This Show?
Because it’s not just about making money—it’s about building something bigger than yourself. Jay believes real estate is a tool not only to create wealth but also to make an impact. This show is for real estate investors who want to leave a legacy, help others, and give back to their communities. It’s for people who know that success isn’t just about the bottom line—it’s about what you do with it.
If you’re ready to stop spinning your wheels, stop missing out on deals, and start building a business that gives you freedom and fulfillment, you’ve found your tribe. Imagine what your life could look like with unlimited access to private money. Imagine the deals you could close, the income you could create, and the impact you could make—not just for yourself, but for others.
This is your moment. This is the Private Money Show.
Tune in now, and let’s get started.
Raising Private Money with Jay Conner
Building Real Estate Wealth in Small Markets Using Private Lenders
***Guest Appearance
Credits to:
https://www.youtube.com/@InvestorMelDaveDupuis
"Raising Private Money Like A Pro: $2m In Just A Few Months!"
https://www.youtube.com/watch?v=Epb08dAiKDs
For new and experienced real estate investors alike, the challenge of finding funding is one of the biggest obstacles to growing a profitable portfolio. If you’ve ever wondered how some investors manage to raise millions in private money, without begging banks or feeling desperate in front of lenders, you’ll want to pay close attention to the strategies shared by Jay Conner, known as the “Private Money Authority.” Recently, Jay joined seasoned investor couple Mel and Dave Dupuis for an in-depth discussion about the art and science of raising private capital for real estate deals.
Overcoming the “Bank Said No” Club
Jay’s real estate journey began traditionally, with bank financing. But in 2009, when his banker abruptly cut off his line of credit, Jay was forced into what he calls the “club of being told no by the bank.” Many investors find themselves here: good credit, a history of successful deals, but suddenly, institutional partners slam the door shut. For Jay, this so-called setback was the doorway to a better way: raising private money from individuals.
What Exactly is Private Money?
Private money, as Jay explains, is funds lent by individuals (not institutions) who are looking for secure, high-yield investment opportunities. Unlike hard money lenders, who often charge hefty fees and high rates, private lenders can be ordinary people—friends, acquaintances, or referrals—looking to invest their savings or retirement funds through self-directed IRAs.
Jay’s “Secret Sauce” to Raising Millions (Without Ever Begging)
Here’s where Jay’s approach is both counterintuitive and powerful: He never asks anyone for money. That’s right. Instead of pitching deals or putting on the hard sell, Jay puts on his “teacher hat” and educates potential private lenders about the opportunity to earn attractive, safe returns by acting as the bank. He keeps the educational conversation separate from any specific asks or deals.
The process goes like this:
- Teach, Don’t Pitch: Jay hosts one-on-one conversations or small luncheons to explain how private lending works, what kinds of returns they can expect, and how their investment is secured.
- Let Them Volunteer: By the end of the conversation, prospective lenders often tell him how much they have available to invest, sometimes even moving retirement savings into a self-directed IRA.
- The “Good News Call”: Once a suitable deal comes along, Jay updates his new lender with a simple call: “I have good news! I can put your $150,000 to work on a house in Newport next Wednesday.” He explains the terms, closing date, and logistics—but crucially, he never “asks” for the money. The lender has already expressed their interest and is waiting for the opportunity.
This approach eliminates desperation, builds trust, and positions Jay as a partner and educator, not a salesperson.
How Jay Protects His Private Lenders
A major reason people hesitate to lend is concern about risk and security. Jay addresses this upfront:
- Each loan is secured by a deed of trust (mortgage) on the property, just like a bank loan.
- Maximum loan-to-value is 75% of the after-repair value, not the purchase price, ensuring enough equity for safety.
- Private lenders are named as mortgagees on insurance policies and as additional insureds on title policies.
- Loans are set up with conservative timelines (typically two years), so extensions or surprises are rare.
- Most importantly, if Jay ever fails to pay, the property itself secures the lender’s investm