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
From Banks to Private Capital: Jay Conner’s Journey and Tips for Real Estate Growth
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***Guest Appearance
Credits to:
https://www.youtube.com/@calebdavid807
“Why You’ll Always Be Broke Using Bank Financing”
https://www.youtube.com/watch?v=PWdvSFwBrC8
If you’ve ever found yourself excited about a promising real estate deal, only to hit a brick wall when it comes to funding, you’re not alone. On this episode of the Raising Private Money Podcast, Caleb David sits down with renowned real estate investor and Private Money Authority Jay Conner to demystify the world of private lending and share actionable strategies for investors who want to break free from traditional financing limits.
The Breaking Point: Why Private Money?
For many, the journey into private money doesn’t begin with curiosity—it starts with necessity. Jay Conner recounts his own tipping point, when his trusted bank suddenly closed his line of credit without warning. Six years into his investing career and faced with two lucrative deals under contract, he found himself out of options. This experience—a byproduct of the 2009 global financial crisis—forced him to ask, “Who do I know who can fix this problem?” That pivotal question eventually led him to private money, changing the course of his career forever.
What’s the Difference? Hard Money vs. Private Money
A lot of confusion swirls around the terms “hard money” and “private money.” As Jay Conner carefully explains, hard money is institutional and often brokered through intermediaries who pool funds from multiple investors. In contrast, private money is a direct, one-on-one relationship with an individual lender—often someone within your own network- funding deals either with their investment capital or retirement funds. The absence of middlemen also means no origination fees and more flexibility—key advantages for investors seeking speed and creative deal structures.
The Power of Mindset and Education
Securing private capital isn’t about pitching desperate, high-pressure deals. In fact, Jay Conner stresses that desperation has a “smell”—and people run from it. Instead, the secret is to educate, not sell. By putting on the “teacher hat” and holding informational sessions (over coffee, luncheons, or networking events), Jay positions himself as a resource. His primary goal? To leave every potential lender more knowledgeable than when the conversation started. When people understand the opportunity—earning 8% interest, secured by real estate, with more flexibility than traditional products—they often ask to get involved.
Structuring Private Money for Different Deals
Private money isn’t limited to single-family flips. As Jay Conner describes, it serves any asset class—commercial, self-storage, land, and more. The structuring changes: for single-family homes, it’s usually a simple deed of trust or mortgage; for larger commercial projects, you may need to set up a fund with a formal Private Placement Memorandum, subject to SEC regulation.
Where Do You Find Private Lenders?
Jay Conner breaks down sourcing private lenders into three categories:
- Existing Connections: Friends, family, colleagues—anyone already in your professional or personal circle. These are often the easiest to approach.
- Expanded Network: Organizations like Business Networking International (BNI) offer a powerful way to quickly gain warm introductions to new connections and their networks.
- Existing Private Lenders: These are individuals already loaning money on deals. You’ll find them through self-directed IRA custodians or public records, but be prepared—they usually expect higher rates, knowing the business well.
How Do You Start the Conversation?
Bringing up private lending can feel awkward if done poorly. Jay suggests two main methods:
- Direct Approach: For those you know and trust, simply ask if they have idle investment capital or retirement funds earning low returns.
- Indirect Approach: Use “I need your help”—ask if they know anyone unhappy with the bank or stock market, then explain your opportunity. Frequently, the person you ask realizes they themselves are a candidate, as in Jay’s story about his friend Wayne.
The Good News Phone Call
Once a potential lender is educated and interested, Jay never pitches a deal in a desperate moment. Instead, when a matching opportunity arises, he simply calls to share the good news: “I can now put your money to work for you on a specific property, closing next week.” The groundwork has already been laid, making the transition seamless and professional.
Conclusion: Scaling and Freedom
Private money unlocks the door to scale. Traditional financing is finite, but private capital has no hard limits—enabling investors to grow portfolios at their desired pace. Approached with education, service, and the right structures, it’s a win-win for both investor and lender.
Ready to expand your funding sources and scale your real estate business? Start by educating yourself and your network—the opportunities are closer than you think. And if you want to dig even deeper, check out Jay Conner’s podcast and resources for scripts and methods that can jumpstart your journey into private money.
10 Discussion Questions from this Episode
- What are the main differences between private money and hard money, as explained by Jay Conner?
- How did the global financial crisis impact Jay Conner’s approach to real estate investing and lead him toward using private money?
- Why does Jay Conner emphasize the importance of a “teacher hat” mindset when approaching potential private lenders?
- How does Jay Conner structure deals with private lenders to ensure their security, especially in comparison to traditional banks?
- What are the three main categories where Jay Conner suggests finding private lenders, and which strategies did he find most effective?
- Why does Jay Conner advocate for never pitching a deal out of desperation and for separating the opportunity from the deal itself?
- What are the “direct” and “indirect” methods of approaching potential private lenders, and how do they differ in practice according to Jay Conner?
- According to Jay Conner, in what scenarios is private money the optimal funding source for real estate deals?
- How does private money allow an investor to scale their business in ways that traditional bank loans do not, as discussed by Jay Conner?
- What is the significance of self-directed IRA companies in the world of private lending, and how can investors leverage them to fund their deals?
Fun facts that were revealed in the episode:
- No More Missed Deals
Jay Conner hasn’t missed out on a real estate deal due to a lack of funding since 2009, after transitioning from traditional bank financing to using private money. - Private Money—Not Hard Money
Many people confuse “hard money” with “private money,” but as explained by Jay Conner, hard money typically involves a broker or institutional fund, while private money is a direct transaction between a real estate investor and an individual lender, with no middleman or origination fees. - Teaching, Not Pitching
Jay Conner built a network of 47 private lenders without ever pitching a single deal—instead, he focused on educating people about private lending opportunities, often organizing luncheons to provide value and knowledge first.
Timestamps:
00:00 Passion for private real estate funding
03:31 Understanding hard money vs. private money
07:34 Discovering private money options
09:20 Raising funds with a mindset
13:44 Securing funds for real estate deals
16:21 Creative financing and private money
20:13 Joining a BNI chapter
24:22 Introducing self-directed IRAs
28:06 Asking for investment referrals
30:03 Getting investors on board
34:07 Curiosity Opener and gifts
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 real estate i