Episodes

  • The Power of Private Money: Why Real Estate Deals Don’t Need Bank Approval

    The Power of Private Money: Why Real Estate Deals Don’t Need Bank Approval
    Jun 4 2026
    ***Guest AppearanceCredits to:https://www.youtube.com/@MatthewMaSF “Most Deals Die Before the Bank Says No”https://www.youtube.com/watch?v=DqHIUbQyETQ In today’s shifting real estate landscape, the difference between closing a deal and watching it slip away often comes down to one crucial factor: access to funding. While traditional bank loans have long been the norm, they can be restrictive, slow, and fraught with unexpected roadblocks—something Jay Conner knows all too well.The Wake-Up Call: When Banks Say NoBack in January 2009, after years of relying on banks for investment funding, Jay Conner faced a challenge familiar to many investors. Despite maintaining a solid relationship with his local bank, Jay Conner received an unexpected call: his line of credit was shut down overnight due to a global financial crisis. Without warning, two pending deals were suddenly at risk. That moment proved to be a turning point: "Who do I know that can help fix my problem?" Jay Conner asked himself, shifting his attention from conventional lenders to alternative methods.Discovering Private MoneyThrough a referral, Jay Conner learned about "private money"—funds provided by individuals rather than institutions. Private lenders are often regular people: retired teachers, police officers, family friends, or even minor heirs. This approach opened a door to consistent funding without the headaches and uncertainty of bank financing.Private money is fundamentally different from hard money or bank loans:Hard Money: Typically comes from institutional funds or brokers, carries high fees and interest, plus origination points.Private Money: A direct relationship between borrower and lender; no brokers, fewer fees, more flexibility, and friendlier terms.As Jay Conner explains, Private lenders are ordinary people. Unlike banks, these lenders are not swayed by credit score or the investor’s experience but by the security and fairness of the loan’s structure.The Private Money AdvantageThere are three main categories for finding private lenders:Warm Connections: Existing relationships—family, friends, colleagues, or community contacts.Expanded Network: New connections made via business networking organizations.Experienced Lenders: Individuals already making private loans, often met through self-directed IRA company events.With private money, terms are straightforward and uniform: Jay Conner pays 8% annual interest, with loan notes of 2 to 5 years depending on the funds' source. Unlike typical banks, there are no origination or prepayment penalties, and the process allows for creative structuring—such as splitting loans among multiple private lenders, each with clear positions of risk and return. Every private lender receives collateral in the form of a mortgage or deed of trust, including insurance policies, and is protected by conservative loan-to-value guidelines.Why Agents Need to Know About Private MoneyMany deals collapse after banks back out late in the game. Jay Conner urges agents and investors to line up private money in advance rather than as a last-minute fix. Agents who want to stand out must understand these alternative funding tools and incorporate them into their practice. It’s not just about saving the deal—it’s about providing value and education to their clients.Jay Conner recommends that agents equip themselves and their clients by sharing his book, "Where to Get the Money Now," which covers strategies and even includes scripts for talking to potential private lenders.Protection Against ScamsBeware of online scams promising too-good-to-be-true rates or requesting upfront fees. Legitimate private lending is always secured, with funds transferred directly to the closing attorney or escrow agent and with public documentation.Moving ForwardThe best real estate professionals are those who adapt, learn, and offer creative solutions. Whether you’re an agent supporting your clients or an investor looking for your next opportunity, private money could be the key that unlocks your financial freedom—even and especially when the bank says no.Explore more about private money, grab Jay’s book, or connect at his next Private Money Conference. Empower your next deal and never let funding hold you back from success.10 Discussion Questions from this EpisodeWhat are the key differences between private money, hard money, and traditional bank loans, as explained by Jay Conner?How did Jay Conner’s experience during the 2009 financial crisis reshape his approach to real estate funding?According to Jay Conner, what are the three main sources for finding private lenders, and how can new investors access them?Why does Jay Conner recommend not negotiating the terms with each private lender individually, and how does he standardize offers?What strategies does Jay Conner suggest for real estate agents to educate their clients about funding alternatives ...
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    49 mins
  • The Power of Education and Service in Private Money Investing

    The Power of Education and Service in Private Money Investing
    Jun 1 2026
    Attracting private money is critical for real estate investors, yet the process can seem intimidating, especially for those just getting started. In a recent episode of "Raising Private Money," Jay Conner, together with several mastermind members, shared powerful insights and practical strategies that demystify the process and highlight the true keys to success.Focus on Service, Not ConvincingA common stumbling block for new investors is the idea that you need to convince private lenders to invest. Crystal immediately reframed this notion, emphasizing that the goal isn’t to chase or persuade anyone. Instead, she explained that building relationships through education and serving is the heart of attracting private money. When you stop chasing and start focusing on teaching others about the opportunity and protecting their interests, you naturally become someone lenders trust—and want—to work with.You Don’t Need Years of ExperienceLack of experience is one of the main worries for new investors. Chaffee addressed this by explaining that even those who haven’t closed a single deal can successfully attract lenders. The secret lies in using a proven system—like Jay Conner’s—that offers structure, safety, and clarity for both parties. By plugging into experienced mentorship, utilizing transparent systems, and leaning on the credibility of mentors and team members, even a brand-new investor can present themselves with confidence. This collaborative approach allows lenders to feel secure, knowing there is a knowledgeable team supporting each deal.Private Lenders vs. Bank FinancingThe panel also touched on the difference between relying on banks and developing relationships with private lenders. Scott pointed out that banks can pull their approvals unexpectedly, derailing deals and business growth. Private lenders, on the other hand, offer flexibility and speed, especially crucial in a competitive or tightening market. The panel stressed that nurturing a small group of reliable lenders is the true "secret sauce," offering investors security and a powerful edge.Real-World Prospecting TacticsOne of the mastermind members, Jeff, shared real-world tactics he’s used to find and attract private lenders. He started by reaching out to known private lenders via email and letter, proactively introducing himself to people at church, joining local investment and Christian organizations, and speaking at community events. His approach centered on teaching people how private lending works and demonstrating how it could benefit them, rather than just pitching for money.Chaffee expanded on this, emphasizing the importance of being visible and broadening your network. He recommended joining networking groups like Rotary Club, Business Network International, or local business organizations to meet and serve more people. Getting involved and being genuinely helpful establishes credibility and attracts referrals naturally.Build Relationships with Community InfluencersThe panel recommended going a step beyond general networking and building connections with key influencers in your community. Scheduling coffee or lunch with attorneys, CPAs, or local government officials—not to sell, but to learn about their work and share yours—positions you as a connector and resource. As you develop these relationships, your reputation grows, and people begin to talk about you and recommend you to others. That’s when you shift from seeking lenders to attracting them.Make Consistent and Persistent Action Your HabitJay Conner rounded out the discussion by emphasizing the core takeaway: consistency and persistence. It’s not enough to take sporadic action—you need to show up, network, educate, and provide value on an ongoing basis. Make a clear, intentional plan for what activities you’ll do every week to grow your list of private lenders and follow through, no matter the immediate result. Success in this business comes from persistent effort and building a reputation as a knowledgeable, helpful leader.In SummaryRaising private money isn’t about slick sales tactics or years of experience. It’s about consistent relationship-building, education, and serving others. Focus on becoming an expert resource, connect with your community, and take small, persistent actions every week. Over time, your efforts compound, and the right private lenders will seek you out—helping you skyrocket your real estate investing success.10 Discussion Questions from this EpisodeWhat are some actionable steps you can take consistently and persistently to attract private money, as emphasized by Jay Conner?According to Crystal and Chaffee, what are the key differences between syndication and using separate notes for each private lender on a deal?How do you determine the ideal number of private lenders to involve in a single project, and what are the potential drawbacks of including too many, based on the conversation between Crystal and Chaffee?...
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    19 mins
  • Overcoming Limiting Beliefs: Dan Can’s Journey to Raising Millions in Private Money

    Overcoming Limiting Beliefs: Dan Can’s Journey to Raising Millions in Private Money
    May 28 2026
    For real estate investors, one of the most significant hurdles is learning how to raise and leverage private money effectively. In the recent episode of "Raising Private Money," Jay Conner sits down with Dan Cantillana, who has implemented Jay’s system to the tune of $13 million raised in private capital. This conversation isn’t just theoretical – it’s practical, proven, and full of actionable steps for anyone hungry to build generational wealth.From Hard Money to Private Capital: Dan’s TransformationDan Cantillana’s real estate journey began much like many others: undertaking a few flips a year, funded primarily through hard money lenders. Despite finding some success, the fees, higher rates, and broker points of traditional hard money lending quickly ate into his profits. Dan knew there had to be a better way. The turning point came after he stumbled across Jay Conner’s podcast—and, subsequently, Jay’s book “Where To Get The Money Now.” With the book in hand, Dan committed himself not just to reading, but to implementation.Mindset and Decisiveness: The Real Secret SauceIf you’re searching for a hidden script or shortcut, Dan’s story might surprise you. He attributes his leap from hesitant investor to powerhouse fund-raiser to a simple but critical first step: deciding with conviction that he was going to succeed. For Dan, it was about fixing his mindset, committing to overcoming any number of rejections, and refusing to let a lack of prior knowledge or confidence stop him. He realized that persistent action—not innate talent—is what separates those who raise millions from those who never start.The Power of Storytelling and Relationship BuildingDan emphasizes that most of his 22 investors came from his existing network—people he already knew or those he connected with through sharing his experiences. Rather than trying to sell or convince, Dan focused on telling authentic stories about the deals he was working on and the value those deals could offer to others. Whether it was a family member, a fellow small business owner, or an acquaintance at the country club, Dan told them what he was doing, what opportunities he saw, and how they could be involved. Regular communication, often via text and social media, kept his investors engaged and eager for more information.He also believes in serving his investors first, being open about his own challenges and history, and framing every conversation as an opportunity to help. Rather than pitching investments, Dan seeks to find out if someone has what he calls “lazy money” – funds sitting idly that could be put to productive use through real estate deals.Actionable Steps for Aspiring Private Money RaisersDan’s approach is refreshingly straightforward and repeatable:Start with a decision to commit.Tell your story authentically—don’t be afraid to share successes and failures.Focus on building relationships. Your first investors will likely be people you already know.Tailor your message to each individual and always include details about the deal’s safety, such as the purchase price compared to market value.Follow up consistently, even if your first attempts don’t garner immediate investment.Pay attention to professionalism; have a second set of eyes review your documents, communications, and numbers before sharing them with potential investors.He also offers tangible tips like holding investor luncheons or sending personalized gifts (a practice he calls “giftology”) to build rapport and stay top-of-mind.Encouragement for New InvestorsDan’s story is one of perseverance, faith, and the transformative power of believing you can create a different future for yourself and those around you. Growing up with humble beginnings, he defied the odds to create not only a successful business but also a platform to help others. His journey illustrates that anyone, regardless of background, can learn to raise private money and build generational wealth if they start with the right mindset, take daily action, and focus on authentic relationship-building.Real estate isn’t just about buying and selling houses; it’s about solving problems and helping others achieve financial freedom. Take inspiration from Dan Cantillana—read, learn, and then execute. Your journey towards raising millions in private capital can start today.10 Discussion Questions from this EpisodeDan Can emphasizes the importance of "just deciding" to take action when raising private money. What strategies can help turn a decision into consistent action in your own business? Mindset plays a major role in Dan Can's journey. How has your mindset either propelled or limited your progress in real estate investing?Dan Can shares that openly talking about what he’s doing led to new investment partners. How can you become more effective at sharing your own stories to attract interest? How did Dan Can's background and upbringing shape his approach to ...
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    43 mins
  • How to Protect Yourself With Asset-Backed Debt and Win at Real Estate Networking

    How to Protect Yourself With Asset-Backed Debt and Win at Real Estate Networking
    May 25 2026
    In the ever-evolving world of real estate investing, understanding the nuances of private money lending can make the difference between success and costly mistakes. In a recent episode of Raising Private Money, Jay Conner, together with his Mastermind members, unpacked core principles and practical strategies for leveraging private capital, staying compliant, and scaling investment projects.Asset-Backed Debt: Your Shield Against Regulatory HeadachesA foundational concept for private lenders is asset-backed debt. Crystal Baker clarified what this means: every deal is collateralized against a specific property, giving each private lender a direct secured interest in physical real estate. This method distinctly separates private lending from unsecured debt, which typically draws the attention of the SEC. By structuring all deals as asset-backed, investors effectively avoid complex SEC rules, such as requirements for multiple “touches” or long-standing relationships with lenders.Chaffee-Thanh Nguyen added that it’s possible to have multiple private lenders on a single property, provided each maintains a clear lien position—as banks do with first and second mortgages. Because there’s no commingling of funds, and each note is secured and discrete, these arrangements remain outside stringent SEC regulations.Mastering Loan-to-Value and Protecting Your LendersCrystal Baker also emphasized the importance of total loan-to-value (LTV). When evaluating a potential deal, investors must calculate the LTV based on the after-repaired value of the property, never collateralizing more than 75%. For example, on a property worth $200,000 after repairs, combined private loans should never exceed $150,000. This creates an essential equity cushion, significantly reducing risk for both the lender and investor, and ensuring everyone’s interests remain protected.The Importance of Proper Due DiligenceBoth Chaffee-Thanh Nguyen and Jay Conner underscored the critical role of title searches when bidding on foreclosed properties. Relying solely on the surface value of a property can backfire if hidden liens or outstanding mortgages are discovered after the purchase. Jay shared a real-life example of an investor who purchased a property at a seemingly bargain price, only to receive a foreclosure notice linked to a preexisting $100,000 mortgage. The lesson is clear: never skip a thorough title search before closing any foreclosure deal.Unique Advantages of Private LendingJeffrey Jackson illuminated a key advantage for investors using private money—they can “get paid to buy houses.” By structuring the transaction so rehab and acquisition costs are funded upfront through closing, investors often receive surplus funds to finance renovations without out-of-pocket spending or laborious construction draws. Unlike institutional loans, private capital typically doesn’t scrutinize credit scores or require personal guarantees. As Crystal Baker noted, the security and trust come from the collateral itself and strong equity positions, not the borrower’s creditworthiness.The Power of Networking to Serve, Not Just ProfitNetworking remains one of the most powerful growth strategies for real estate investors. Chaffee-Thanh Nguyen encouraged attendees to shift their networking mindset from “what can I get” to “how can I serve.” Real relationships form when investors focus on helping others—whether by sharing knowledge, making connections, or supporting new members in professional groups. Crystal Baker echoed this approach, crediting networking for her business’s success and growth. The panel agreed that volunteering, welcoming newcomers, and focusing on connection over transactions create the relationships and trust needed to thrive.Compliance and Best PracticesTo safeguard everyone involved, transactions should always route funds directly from private lenders to closing agents or attorneys—never to individual investors. This protects both parties and keeps everything above board. Crystal reassured investors that private lenders can reside in any state; the only legal requirement is that the deal is properly handled by an attorney in the property’s state.Final ThoughtsThrough clear strategies and adherence to best practices, private money lending opens doors to financial freedom in real estate. By focusing on asset-backed security, maintaining healthy loan-to-value ratios, conducting precise due diligence, and always leading with service, investors can build robust, mutually beneficial networks and scale their businesses for long-term success.10 Discussion Questions from this EpisodeWhat are the key differences between asset-backed debt and unsecured debt, and why does asset-backed debt keep the SEC away, according to Crystal?How does having multiple private lenders on a single property work without violating SEC regulations, as discussed by Jay Conner and others?Crystal explains the concept of "total loan to value...
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    38 mins
  • Architect Your Wealth: Million-Dollar Private Money Strategies with Emilio DiSpirito IV

    Architect Your Wealth: Million-Dollar Private Money Strategies with Emilio DiSpirito IV
    May 21 2026
    For real estate investors striving to build substantial wealth, there’s often a belief that the secret lies solely in finding the right deals or accessing more capital. But as shared in the episode "Become The Architect Of Your Own Wealth With Emilio DiSpirito IV" on Raising Private Money, true success often comes down to mindset, relationships, and the willingness to think—and act—differently.Jay Conner, the Private Money Authority, introduced Emilio DiSpirito IV as someone who doesn’t just think outside the box—he reconstructs the box entirely. Emilio’s track record speaks volumes: over $750 million in real estate closed, nearly 50 homes flipped, major development projects, and one of Rhode Island’s top luxury real estate brands. His unique perspective as not only an agent but also an investor, advisor, and developer distinguishes his approach in empowering others to create wealth.Thinking Like a Wealth ArchitectWhat sets Emilio apart, as discussed with Jay, is his commitment to acting as a true advisor. Many in real estate are purely transactional, focused on closing deals rather than fostering long-term relationships. Emilio advocates for a different model: be the expert who helps clients sidestep pitfalls and seize the right opportunities. He recounts instances of talking clients out of deals that didn’t serve their long-term interests, highlighting the value of wisdom over mere knowledge. Investors are willing to pay for experience that saves them time, money, and stress.This advisor-first mentality also leads to deeper relationships. Emilio’s ideal clients are those who value expertise and are ready for a partnership based on trust, mutual respect, and shared vision. Such relationships yield more than transactions—they generate referrals, repeat business, and lasting impact.From Zero Experience to Raising CapitalA common question among new investors centers on raising private money. Emilio and Jay both emphasize that success here is not about chasing after people with wealth, but about cultivating relationships and proving reliability. For those starting without connections, Emilio recommends aligning with experienced partners, even offering to help established developers or investors for free initially. This builds credibility and opens doors to private money conversations rooted in trust, not desperation.Jay’s philosophy complements this approach: focus on serving, not selling. His experience with 47 private lenders—many of whom have stayed with him for decades—demonstrates the power of prioritizing relationships. Investors should see themselves as educators; very few private lenders even know such opportunities exist until someone trustworthy introduces them to the concept.Busting Myths and Leveraging ‘Lazy Money’A persistent myth in real estate investing is the idea that debt—especially private money—is something to be feared. Emilio counters that leveraging private money, even at the risk of break-even or slim profits early on, is an investment in expertise and future earnings. The experience and confidence gained far outweigh temporary profits.Additionally, many believe private lenders must be ultra-wealthy. Jay challenges this notion by focusing on “lazy money": funds sitting idly in savings or retirement accounts. With a little education, everyday people become empowered to participate in private funding, creating a win-win dynamic.Resilience and Mindset: The Foundation of SuccessThroughout their conversation, both Emilio and Jay stress that setbacks and failures are inevitable, but they are crucial for growth. Resilience isn’t just an admirable trait—it’s a requirement. Emilio’s ability to sell previously unsellable properties by repositioning strategies and targeting new buyer personas underscores the importance of creativity and adaptability.Moreover, faith, discipline, and self-improvement round out the foundation. Emilio’s openness about his faith journey and commitment to personal growth remind listeners that success isn’t just about financial achievement--it’s about becoming the best version of oneself in all aspects of life.Your Journey as a Wealth ArchitectTo step into the wealth architect role, Emilio advises listeners to believe in themselves and avoid being limited by the doubts of others. Align with inspiring mentors, surround yourself with positive influences, and never underestimate the power of starting—imperfectly, perhaps, but with determination.At its core, the message is clear: when you focus on building real relationships, embrace a learning mindset, and boldly take strategic risks, you move from merely seeking wealth to actively designing it. For anyone wanting to construct a future on their own terms, the conversation with Jay Conner and Emilio DiSpirito IV offers a practical, inspiring blueprint.10 Discussion Questions from this Episode:Jay Conner highlights mindset as the foundational step to successfully ...
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    40 mins
  • Turning Accidental Rentals Into a Six Million Dollar Storage Empire with Bree Hartman

    Turning Accidental Rentals Into a Six Million Dollar Storage Empire with Bree Hartman
    May 18 2026
    On the "Raising Private Money" podcast, Jay Conner sat down with self-storage entrepreneur Bree Hartman for a deep dive into how everyday investors can break into the lucrative world of self-storage. Bree’s journey from an accidental landlord to managing a $6 million storage portfolio is both inspiring and practical — filled with actionable steps anyone can follow to succeed in this overlooked real estate niche.From Accidental Rental to Storage EmpireBree Hartman didn’t start out aiming for a real estate empire. Like many, she worked a regular W2 job and initially stumbled into real estate by renting out her first home. This standard entry led to all-too-common headaches — from tenant troubles to property damage — making her realize traditional rentals didn’t offer the lifestyle freedom she wanted.The turning point came when Bree learned about self-storage through podcasts. What caught her attention was its simplicity: no toilets, no tenants, fewer hassles. Motivated, she attended a self-storage conference in Las Vegas while pregnant, determined to find and buy her first facility before her baby arrived. It took about nine months, but her persistence paid off with a successful acquisition in Louisiana, despite being a completely remote market for her.Early Lessons and Avoiding LandminesOne of the biggest hurdles Bree faced was dealing with imposter syndrome and financial limitations. She teamed up with two partners she met at a conference to purchase their first $3 million property using a Small Business Administration (SBA) loan. This maneuver required only 10% down, making large deals accessible without deep pockets.Bree emphasizes that careful, thoughtful partnerships are essential. Clarity around responsibilities, risk, and tough contingencies such as death, divorce, bankruptcy, or unfulfilled duties ensures longevity and mutual trust within the partnership. She and her partners spent months with an attorney crafting these agreements, a decision she credits for the successful, ongoing nature of their professional relationship.The Storage Freedom FormulaA frequent question Bree receives is how she manages facilities across various states while working from home. Her answer is the “Storage Freedom Formula,” which revolves around smart operations and systems management. She describes three operational models:DIY Approach: Some owners, like a firefighter she mentions, self-manage their properties remotely, spending just a handful of hours each week.Hybrid Model: This is Bree’s preferred method and what she teaches her students. It involves a local “boots on the ground” person for physical tasks, combined with a remote call center trained to handle sales and tenant interactions. The result is near-hands-off management while ensuring quality service.Third-Party Management: Suitable for larger facilities, this approach uses professional property managers but still requires oversight to maintain standards and profitability.Technology is central to successful remote management. Prospective tenants can rent and pay online, receive instant gate and unit access codes, and move in without on-site staff. Even rental offices are repurposed for additional income streams, such as leasing to local businesses.Multiple Revenue Streams and Value AddsSelf-storage is more than just renting units. Bree highlights how creativity and attention to detail can unlock multiple revenue streams: climate-controlled and non-climate units, RV and boat storage, cell towers, tenant insurance, billboards, U-Haul partnerships, and dynamic pricing based on demand. These add-ons not only increase monthly income but also significantly boost the facility’s value. Her approach often leads to rapid appreciation and opportunities to refinance or sell for substantial profits.Finding Deals Others MissWhile many investors focus on listings and brokers, Bree is a fierce advocate for crafting custom off-market deal lists. She and her students scour Google, Secretary of State filings, and white pages to directly contact mom-and-pop owners in overlooked secondary or tertiary markets. Consistently reaching out and building relationships with these owners opens doors to seller financing and creative deal structures.One success story involved a student landing a 10,000 square-foot Texas facility with just $9,000 down using seller financing, adding value through billboards and U-Haul rentals, and setting themselves up for a significant equity gain within a few years.Is It Too Late for Self-Storage? Absolutely Not.Despite a boom in new builds in some metropolitan areas, Bree notes that opportunity abounds in smaller markets with steady demand and less competition from giant REITs. The “four Ds” — death, divorce, downsizing, and disaster — drive resilient, recession-resistant demand for storage. Plus, the ongoing wave of retiring baby boomer owners means motivated sellers who may prefer passive income via seller ...
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    37 mins
  • Protecting Private Lenders and Structuring Profitable Real Estate Deals

    Protecting Private Lenders and Structuring Profitable Real Estate Deals
    May 14 2026

    ***Guest Appearance

    Credits to:

    https://www.youtube.com/watch?v=HfJWsqaa-Ug

    “How to Raise Private Money for Real Estate Investing | Jay Conner E33.”

    https://www.youtube.com/@iamkeithandrews

    If you’re a real estate investor—or aspiring to become one—you know that access to funding can make or break your deals. On the “Raising Private Money” episode with Jay Conner and Keith Andrews, listeners get an in-depth look at the strategies and mindset shifts that set successful investors apart, especially when it comes to raising private capital.

    Understanding Private Money vs. Hard Money

    Jay Conner, widely recognized as "The Private Money Authority," shares his journey in real estate since 2003 and the pivotal moment that led him away from traditional financing. Like many investors, Jay started by working with local banks and mortgage companies. But in 2009, when his trusted line of credit was abruptly revoked, he realized he needed a different approach.

    That’s where private money entered his world. Jay distinguishes private money from hard money—something many investors confuse. Hard money typically comes from brokers who manage a fund and add origination fees and higher interest rates on top. Private money, on the other hand, is direct: it's a transaction between an investor and an individual lender, with no intermediary. This makes private money not only faster but also cheaper, as it eliminates costly fees.

    Who Can Be a Private Money Lender?

    According to Jay, nearly anyone can become a private money lender. His roster includes retired teachers, police officers, civil service workers, and even minors who have received inheritances. The core trait is having “lazy money”—capital or retirement funds sitting in low-yield accounts that could work harder elsewhere. By offering these individuals a secure way to earn a higher return, investors can build a robust network of private lenders.

    Structuring Deals and Protecting Lenders

    One of the significant concerns for both investors and lenders is security. Jay is clear: he never borrows unsecured funds, structuring each deal to protect the lender as much as a traditional bank would be protected. Each lender receives a promissory note and either a deed of trust or a mortgage, depending on the state. This gives them legal recourse should anything go wrong.

    A typical arrangement might offer an 8% annual return, fully collateralized by the property as security. The lender is also named as mortgagee on the insurance policy and additional insured on the title insurance policy. In the rare event of an urgent need for liquidation, lenders can invoke a 90-day call option, allowing them to give notice and have their capital returned ahead of schedule. Jay’s thorough approach helps build trust and peace of mind with his private lenders.

    Finding Private Lenders: Your Warm Market and Beyond

    Jay emphasizes that most private lenders will come from your existing network—people you know from your local community, professional circles, and even your church or golf club. These are individuals who already trust you and may be unhappy with their current returns on savings or retirement accounts. For growth, it’s essential to expand your network, using groups like Business Networking International, SCORE, and local business organizations.

    Another source of lenders is those already invested through self-directed IRA companies. Companies like these frequently host networking events where investors—who are already familiar with real estate lending—can connect with those seeking capital.

    The Standard Deal: Keeping It Simple and Se
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    29 mins
  • From Bank Rejection to Real Estate Success: Jay Conner’s Private Money System

    From Bank Rejection to Real Estate Success: Jay Conner’s Private Money System
    May 11 2026

    ***Guest Appearance

    Credits to:

    https://www.youtube.com/watch?v=hQUXwHjkT-0&t=250s

    “How to Raise Private Money for Real Estate Deals (w/ Jay Conner) [TJP Ep29].”

    https://www.youtube.com/@Thejourneypod/

    On a recent episode of the Raising Private Money podcast, real estate investing heavyweight Jay Conner sat down with Leo Young for a wide-ranging discussion about the critical art of raising private money. Their conversation illuminated not just the mechanics of private funding in real estate, but also the mindsets and systems that lead to sustainable, scalable success. Whether you’re a seasoned investor or just getting started, this episode offered a masterclass in funding strategy.

    Transforming Obstacles into Opportunity

    Jay Conner has built an impressive reputation over two decades, rehabbing over 500 homes and transacting more than $100 million in deals. But his journey took a pivotal turn after the 2008 financial crash, when traditional banks pulled his credit lines, and he was forced to rethink his approach. This adversity led him to discover the power of private money—a strategy that allowed him, within just 90 days, to raise over $2 million in new capital, entirely free from the restrictions and demands of banks or credit.

    For Jay, the transition to private money wasn’t just about survival; it became the defining catalyst for his long-term business growth and transformed the way he looked at real estate investing as a whole. He attributes his ability to consistently close deals—never missing out for lack of funds—to building and nurturing relationships with private lenders.

    Debunking the Myth: "The Money Will Show Up"

    A recurring theme in the conversation was Jay’s frustration with the tired real estate trope that if you lock down a good deal, the money will magically appear. Both Jay and Leo agreed that this advice is not only unhelpful but also sets up new investors for unnecessary stress. Instead, Jay advocates for flipping this narrative: get the capital lined up before you hunt for deals. This approach gives investors confidence, negotiating power, and the ability to make offers rapidly, which is crucial in competitive markets.

    There’s more capital available—especially post-2020—than there are viable real estate deals. That means investors who proactively build relationships with private lenders hold a significant edge.

    A Mindset Shift: From Borrower to Opportunity Provider

    Jay discussed the crucial mental shift he made—and now teaches others—which is moving from a mentality of “asking for a loan” to “offering an opportunity.” For most people, the default is to assume that the person with the money makes all the rules. Jay turned this on its head by taking control: setting terms, acting as his own underwriter, and educating potential private lenders about the benefits and security they receive by investing in his projects.

    He views his role as more of a teacher than a beggar or persuader. Most of his 47 private lenders didn’t even know what private lending was until he introduced them to the concept. His approach is methodical and based on service—helping regular people put their “lazy money” (funds sitting idle) to work at attractive, secured returns.

    Separation of Offer and Deal

    A key nuance in Jay's approach is the importance of separating the conversation about the general private lending opportunity from discussing specific deals. He recommends educating potential lenders about the overall offering first. Once they’re on board, only then does he bring them individual deals that meet strict criteria—never asking them outr
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    43 mins