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
Winning Big in Small Markets with Jay Conner’s Private Money Playbook
Use Left/Right to seek, Home/End to jump to start or end. Hold shift to jump forward or backward.
Guest Appearance
Credits to:
https://www.youtube.com/@yieldcoach
“S02 E37 - Jay Conner - The Big Fish in a Little Pond”
https://www.youtube.com/watch?v=c8SRgpoCfXU&t=46s
When most people imagine real estate investing at scale, they picture bustling cities and high-profile investors closing multi-million-dollar deals in large urban centers. Jay Conner’s story, as revealed in his guest appearance on Ian Brown’s Yield Coach Show, flips this conventional wisdom on its head. Based in a market of just 40,000 people, Jay has built a thriving operation, completing over 475 rehabs and maintaining an impressive average profit of $78,000 per flip—all by leveraging the power of private money.
Building a Real Estate Machine in a Small Market
Jay’s journey began in the housing industry alongside his father, who once owned the country’s largest mobile home retail operation. Witnessing an abrupt end to consumer financing for manufactured homes, Jay transitioned into single-family investing in 2003. Rather than chase larger markets, he decided to master his small local area, demonstrating that significant profits can be earned even far from the big city spotlight.
Initially, Jay started solo. By his own admission, the first year’s three house flips were ambitious for a team of one. Over the years, he scaled up, and today his local operation handles two to three properties monthly—all without the intense competition or wholesale activity common in larger markets. In fact, Jay notes that wholesaling isn’t even present in his area; he’s the go-to buyer.
The Power of Positioning Private Money First
One of the most important shifts in Jay’s approach came during the financial crisis of 2008. When traditional bank financing suddenly collapsed, as it did for so many investors, Jay had to rethink his approach. Instead of relying on banks that could shut down credit lines with a single phone call, he began raising private capital. Within three months, he’d secured more than $2 million by educating local contacts about the returns and security of lending on real estate deals, often via self-directed IRAs.
Rather than approaching private lenders with a sense of desperation or pitching specific deals, Jay positions himself as a teacher. He explains the safety features and returns of private lending, building trust and credibility. Prospective lenders learn about the process, and when they’re ready, they’re excited to lend—often reaching out proactively to fund deals. This mindset shift—from asking for money to offering an investment opportunity—has been foundational to his success.
Jay now works with 47 private lenders, who collectively provide about $8.5 million in funding for his deals. Private loans typically come in at 8% interest for first-position liens and 10% for subordinate liens. Regular people—retirees, acquaintances, friends from church, and family—make up this lender base. Many had never even heard of private lending or self-directed IRAs before Jay introduced these concepts.
Automation and Smart Deal Flow
Jay’s streamlined operation is built on proactive, automated marketing and systematic deal flow. His company deploys multiple Google and Facebook pay-per-click campaigns using third-party vendors. By running three separate campaigns under different names, he maximizes lead generation and dominates the search results for motivated sellers in his local market. Despite paying $150 per Google lead, he needs only seven prospects to secure a purchase, given his acquisition strategy.
Direct mail to pre-probate and foreclosure lists, high-conversion sequences, and direct outreach to new wholesal