#realestate #privatemoney #ayConnerRod Khleif is a multiple business owner and philanthropist who is passionate about business, high perform
Create A Lifetime Cash Flow Through Multifamily Properties with Rod Khleif
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
WHY DO SOME PEOPLE ALMOST ALWAYS MAKE MONEY IN REAL ESTATE? The answer is simple: private money!
Rod Khleif is a multiple business owner and philanthropist who is passionate about business, high performance, real estate, and giving back. As one of the country's top real estate and peak performance luminaries.
He has also owned over 2000 properties. Rod Khleif soared from humble beginnings as a young, impoverished Dutch immigrant to incredible success.
Rod's experience involves both remarkable triumphs and spectacular failures, which he affectionately calls "seminars:' Rod will explain the mindset required to recover from losing 50 million dollars in the crash of 2008 to the success he enjoys today.
Rod brings incredible authenticity and insight to his approach to real estate, mindset, success, and life. Rod can talk about Real estate, the psychology of success, and any business topic in great depth, contributing incredible first-hand, technical, and motivational knowledge and skills to the conversation.
Timestamps:
00:00 Avoiding identity with investments
04:12 John Maxwell on embracing failure
07:53 Goal Setting and Overcoming Fear
09:57 Surrounding Yourself with Achievers
14:07 Importance of Choosing the Right Team
18:39 Overcoming negative beliefs
21:52 The importance of due diligence
25:58 Starting real estate investing
27:43 Connect with Rod Khleif:
https://www.RodsLinks.com
29:24 Sharing the podcast for growth
30:37 Get the free investment guide
Jay’s new book: "Where to Get the Money Now"
It is available FREE (all you pay is the shipping and handling) at
Discover How To Get Unlimited Private Money For Your Real Estate Deals … Without Relying on Traditional (or Hard Money) Lenders Discover How
What is Private Money? Real Estate Investing with Jay Conner
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his own money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
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Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
#realestate #privatemoney #JayConnerMel Dorman is a financial activist, TEDx speaker (selected as Editor’s Pick), and founder of the Seller
The Seller Financing Blueprint Of Buying Properties Without Begging A Bank With Mel Dorman
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
WHY DO SOME PEOPLE ALMOST ALWAYS MAKE MONEY IN REAL ESTATE? The answer is simple: private money!
Mel Dorman is a financial activist, TEDx speaker (selected as Editor’s Pick), and founder of the Seller Financing Academy.
After working as a social worker and barely scraping by in her twenties, Mel used creative financing—particularly seller-financed deals—to build a multimillion-dollar real estate portfolio in just five years. Now she teaches others to do the same through her signature 90-day program, which guides students through finding off-market deals, negotiating win-win terms, and building wealth rooted in community, not institutions. Her work blends behavioral psychology, justice-oriented strategy, and personal storytelling to make wealth-building radically accessible—especially for those who don't fit into the current system. Mel lives in Portland, Oregon, with her partner Robynne and her cat Jameson. When she’s not teaching or structuring deals, you can find her hiking, cooking, or gathering friends around a fire pit to talk money, meaning, and how we create a more equitable economy.
Timestamps:
00:00 Discovering seller financing options
05:46 Building Relationships for Seller Financing
08:04 Asking the right questions
13:15 Financial considerations when selling property
16:25 Homeownership and real estate equity
18:20 Targeting free and clear property owners
22:38 Using direct mail to connect
25:20 Structuring a successful seller-financed deal
26:26 Connect with Mel Dorman:
https://www.SellerFinanceAcademy.com
28:47 Sharing motivation to take action
Jay’s new book: "Where to Get the Money Now"
It is available FREE (all you pay is the shipping and handling) at
Discover How To Get Unlimited Private Money For Your Real Estate Deals … Without Relying on Traditional (or Hard Money) Lenders Discover How
What is Private Money? Real Estate Investing with Jay Conner
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his own money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
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Apple Podcasts:
Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
From Crisis to Success: Jay Conner’s Strategies for Securing Private Real Estate Funding
***Guest Appearance Credits to: https://www.youtube.com/watch?v=zZ7z96vEHC0&t=116s “IEP 95:
***Guest Appearance
Credits to:
“IEP 95: How Jay Conner Raised $2M in 90 Days Without Asking for a Dime”
🚀 Welcome to Iconiq Entrepreneurs — Where Strategy Meets Impact
Hosted by Erica Bailey, founder of IconiQ Consulting, the Iconiq Entreprene
The conversation focused on how strategic thinking, relationships, and a teaching mindset can revolutionize your approach to raising capital for real estate investments. One concept discussed was the pivotal moment of transition from relying on traditional banks to leveraging Private Money. This shift didn’t just bring new funding—it fundamentally transformed business operations and investor confidence.
The discussion explored the story of encountering an unexpected obstacle: a bank suddenly closing a line of credit without warning, jeopardizing hundreds of thousands in potential profit. The choice was clear—give up, or think differently. A key theme that emerged was problem-solving through connection. The question posed was simple yet profound: “Who do you know that can help you with your problem?” This became a guiding principle, not just in business finance, but for tackling any challenge in life—financial, health-related, or relational.
Several points were raised, including the importance of separating the act of “asking for money” from the act of “teaching an opportunity.” Instead of pitching deals, the strategy is to educate potential private lenders on the workings and advantages of Private Money, including tax-advantaged options like self-directed IRAs. This approach transforms previously skeptical or uninformed contacts into eager participants, as illustrated by stories where simply sharing the process led to significant investment without a single direct “ask” for money.
The conversation revealed that by focusing on service and education, investors create a dynamic where money begins to “chase” them, not the other way around. There’s an emphasis on credibility—having a trustworthy team, like reputable real estate attorneys and CPAs, signals to potential partners that you’re running a real business, not just dabbling. For new investors, the advice is practical: start with your immediate sphere—friends, church members, colleagues, and local clubs. These are relationships already built on trust and communication, a critical element for acceptance and success.
One of the most actionable ideas discussed was organizing educational events—such as small luncheons—to simultaneously inform a group and build credibility. By inviting influencers and local professionals, the reach of your message multiplies, and attendees often become enthusiastic advocates, sharing the opportunity with others. The real goal isn’t just a transaction, but a referral-driven, sustaining network.
A key takeaway was the mindset shift that rejecting the “pitch” mentality removes anxiety and fear of rejection. Since the approach is value-driven and educational, even those who don’t invest still leave the conversation better informed. This philosophy applies well beyond real estate, offering a framework for ethical and sustainable business growth in any field.
Personal development also played a strong role in the conversation. Drawing on family values and the example of previous generations, the message was clear: servant leadership, hard work, and community-mindedness drive not just business success, but deep personal fulfillment. The encouragement was to lead by example—much like a grandparent quietly working for others, or a parent instilling diligence from an early age—so that the next generation of entrepreneurs and investors are motivated not only by profit, but by purpose and impact.
The podcast episode also highlighted resources for continued learning, from recommended books like Jack Canfield’s The Success Principles to a free guide on raising Private Money, emphasizing that education and mentorship are central to long-term achievement.
In closing, the episode championed the idea that enough is never enough “when it’s not about you.” Success is not measured solely in dollars, but in the difference you make—serving others, teaching skills, and building lasting relationships. Whether you’re experienced in real estate or just considering your first investment, the principles of Private Money, servant leadership, and authentic networking can help you unlock new doors and sustain meaningful growth.
10 Discussion Questions from this Episode
The conversation focused on the pivotal moment when traditional banking avenues closed unexpectedly. How did this challenge lead to the discovery of Private Money, and what lessons can entrepreneurs draw from similar moments of crisis?
One concept discussed was the powerful question: “Who do you know that can help you with your problem?” How can this mindset shift impact decision-making in both business and personal life?
A key theme that emerged was leading with education rather than sales tactics when raising funds. What are the benefits and potential drawbacks of this approach in real estate or other industries?
The discussion explored the process of teaching potential private lenders about opportunities without directly asking them for money. How does this method change the dynamic of the investor-lender relationship?
Several points were raised, including the importance of building trust and credibility through existing relationships, such as those at church or within the community. How can entrepreneurs intentionally cultivate this kind of network?
The episode highlighted the strategy of separating the teaching of a lending program from pitching a specific deal. Why is this distinction so important for establishing confidence and reducing pressure on both sides?
The conversation focused on the role of a “credibility team” in lending relationships. What elements make up an effective credibility team, and how do they contribute to business success?
One concept discussed was removing the fear of rejection by framing offers as opportunities for the other person, not as sales pitches. How might this principle apply to non-financial negotiations?
A key theme that emerged was the transfer of family and community values, such as hard work and service, into business philosophy. How can these values shape an entrepreneur’s brand and approach to leadership?
The discussion explored the idea that “enough is never enough when it’s not about you.” How can focusing on service to others drive sustainable growth and personal fulfillment in entrepreneurial ventures?
Fun facts that were revealed in the episode:
The conversation focused on the pivotal role of Private Money in real estate investing. One fun detail is that over $2 million was raised in less than 90 days simply by leading with education and relationships, rather than traditional sales tactics or pitching individual deals.
A key theme that emerged was the idea of separating the “teaching” of the private lending program from presenting any specific deals. This strategy ensures that potential investors never feel pressured, and as a result, many became eager to invest—sometimes doubling their initial commitment, as illustrated in the story of Wayne at church, whose $250,000 pledge quickly became $500,000 after a simple, value-driven conversation over coffee.
The discussion explored the importance of creating a “credibility team.” Several points were raised, including that simply inviting your accountant, real estate attorney, and realtor to a lunch seminar signals to potential investors that you run a legitimate business—a powerful nonverbal endorsement that can make teaching and raising funds much smoother.
Timestamps:
00:00 Dealing with a financial crisis
04:07 Importance of Private Money
07:54 Transitioning from mobile homes to real estate
12:46 Connecting with Jeff for advice
15:29 Securing Private Money for Real Estate
17:31 Teaching Private Lending Program
22:32 Teaching the private lending program
26:29 Finding Investors by Referral
27:22 Discussing interest rates with Wayne
33:31 Private lending opportunities
36:34 Grandfather’s influence and early life
38:28 Early work experiences and drive
40:52 Raising Private Money With Jay Conner
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
WHY DO SOME PEOPLE ALMOST ALWAYS MAKE MONEY IN REAL ESTATE? The answer is simple: private money!
Join the Private Money Academy:
Get The Private Money That Funds Your Deals (WITHOUT Banks, Credit Or Your Own Capital) Unlock the Proven System That Helps Investors Raise
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
https://www.JayConner.com/MoneyPodcast
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
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Apple Podcasts:
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Jay Conner - The Private Money Authority, New Bern. 10,748 likes · 20 talking about this. go.jayconner.com/fastmoney
The Power of Creative Deal Structures in Real Estate: Mark Monroe’s Insights
In today’s dynamic and unpredictable real estate market, savvy investors are turning away from traditional funding methods. High interest ra
In today’s dynamic and unpredictable real estate market, savvy investors are turning away from traditional funding methods. High interest rates, tighter lending criteria, and fierce competition mean that relying solely on banks or conventional loans can leave promising deals out of reach. For those ready to think differently, creative financing offers a pathway not just to survive, but to thrive. This was the key theme explored in a recent episode of the Raising Private Money podcast, where Jay Conner sat down with veteran investor Mark Monroe, a man who’s structured more than $500 million in deals over a storied 30-year career.
An Unconventional Beginning
Mark Monroe’s story is one for the ages, beginning with a no-money-down mobile home deal he did at nineteen. As he recounts, he took lessons from a simple “We buy houses” sign campaign in his tiny Vermont hometown—a campaign that featured more hard knocks than immediate wins. But out of that rough start—complete with makeshift signs, municipal warnings, and creative negotiation—came a realization: the greatest opportunities in real estate aren’t in the properties themselves, but in how you structure the deals around them. His early experience with seller financing was a launching pad into a career built on turning challenges into opportunities.
The Power of Seller Financing
Why does seller financing stand out as such a potent tool? For Monroe, the answer is flexibility. Traditional banks are bound by rigid guidelines—if a borrower doesn’t fit the box, the deal is dead. Creative financing, and especially seller financing, allows investors and sellers to negotiate terms tailored to their unique circumstances. This becomes vital when dealing with self-employed buyers with complex finances, sellers with specific needs, or properties overlooked by standard lenders. It’s not just about avoiding red tape, but about crafting true win-win solutions.
And it doesn’t stop at getting into deals. Monroe highlights the often-overlooked world of secondary markets, where savvy investors can sell off mortgage notes to private individuals—think doctors or other professionals seeking solid, passive returns for retirement funds. This layering of strategies exemplifies the broader opportunities offered when you step outside the box.
The Art of Listening and Building Rapport
For many investors, the hurdle isn’t understanding creative concepts—it’s believing sellers would ever agree to them. Monroe dispels this myth by emphasizing the importance of rapport. “Think of it like a first date,” he advises. It’s all about trust. The willingness of a seller to finance a deal hinges not on scripts or tactics, but on a genuine connection and a sincere desire to solve the seller’s unique problem. Sometimes, that means inventing a way to cover a seller’s camper payments, as Monroe did in one particularly creative transaction. The lesson: listen deeply, understand motivations, and build solutions around people, not just properties.
Shifting Mindsets on Capital
One of the big stumbling blocks new investors face is the belief that you must have capital or excellent credit to play in the real estate big leagues. Monroe crushes that limiting belief, sharing how knowledge, creativity, and relationship-building matter far more. Many successful investors start with little more than a willingness to fail forward, learn, and hustle. Your “credit” is your character and your ability to keep your word—especially when raising and managing Private Money.
Jay Conner echoes this, stressing that Private Money is not about pitching deals, but about presenting opportunities for partners to earn attractive returns. It’s relationship-driven, people-centric, and built on mutual trust.
The Foundation: Mindset and Resilience
Underlying all great investor stories is a powerful mindset. Mark Monroe’s journey, which includes beating cancer, is a testament to resilience and a refusal to let setbacks define your destiny. The real secret isn’t in any one creative financing trick, but in the willingness to adapt, to push past failures, and to keep surrounding yourself with positive, growth-oriented people.
Final Thoughts
In a world where many are on the sidelines, paralyzed by fear of what they don’t have, the true winners focus on what they can create with the knowledge and connections they build. Whether you’re a newcomer or a seasoned investor, the message from the Raising Private Money podcast is clear: creative financing isn’t just a strategy—it’s the future of real estate investing.
If you want to break through your own barriers, start by learning to see opportunity where others see obstacles. Listen to the needs, master the art of structuring deals, and above all, adopt the resilient mindset modeled by Mark Monroe. With these tools, wealth in real estate moves from being a distant dream to an everyday reality.
10 Discussion Questions from this Episode
What key lessons did Mark Monroe learn from his very first real estate deal, and how did those lessons influence his later investing strategies?
Why does Mark Monroe believe seller financing is such a powerful tool for real estate investors, especially in today’s lending environment?
What misconceptions do many real estate investors have about convincing property sellers to carry financing, and how can investors overcome these misunderstandings?
How does building genuine relationships and trust with sellers contribute to successfully structuring creative financing deals?
In what ways can creative deal structures, such as subject-to and lease options, allow investors to close deals that others might walk away from?
What mindset shift does Mark suggest is necessary when raising Private Money, and how does presenting it as an opportunity change the dynamic with potential lenders?
How important is it to take care of Private Money lenders, even if a deal goes sideways, and what impact can this have on an investor’s reputation?
Why do so many investors falsely believe they need significant capital or perfect credit to get started in real estate, and how did Mark’s personal story challenge that belief?
What role do resilience and maintaining a positive mindset play in building a successful real estate business, according to Mark Monroe’s experiences as a cancer survivor?
Reflecting on the conversation, what practical steps can a new investor take to start thinking more creatively about structuring deals instead of just focusing on how to fund them?
Fun facts that were revealed in the episode:
Mark Monroe’s First Deal Was in High School with Creative FinancingMark Monroe started his real estate journey at just 19 years old with no money, armed only with a Carlton Sheets course and homemade signs. He bought his first property—a mobile home—using creative financing and sold it with owner financing, all before truly understanding what he was doing.
Solving Seller’s Problem Unlocks Unique Deal StructuresA memorable example shared was when a seller wanted $30,000 down to buy a camper. Instead of offering the full amount, the deal was structured so the seller took out a loan, and the buyer (Mark) made the camper payments directly, allowing a win-win scenario and a very low cash outlay.
Building Relationships Is the Secret Ingredient to Raising Private MoneyThe episode emphasized that attracting Private Money isn’t about begging for funds, but about providing opportunities and building real relationships. Many investors make the mistake of thinking they’re asking for a favor, but in fact, they are giving lenders a chance to grow their wealth—sometimes leading to more offers for funds than deals available.
Timestamps:
00:00 Creative real estate strategies with Mark
05:39 First real estate deal experience
08:18 Real estate financing strategies
10:21 Building trust with sellers
15:57 Dad’s wisdom and negotiation advice
17:01 Raising private investment funds
22:21 Taking care of investors first
23:39 Prioritizing client relationships
29:16 Planting Positive Seeds in Life
30:44 Connect with Mark Monroe
Best Selling Author. Over $500 Million Real Estate transactions.
Specializing in Seller Financing Strategies, Subject-to, Sub2 , Lease opti
32:21 Sharing the podcast for investors
33:54 Free guide for real estate investing
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
https://www.jayconner.com/MoneyReport
Join the Private Money Academy:
Get The Private Money That Funds Your Deals (WITHOUT Banks, Credit Or Your Own Capital) Unlock the Proven System That Helps Investors Raise
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
https://www.JayConner.com/MoneyPodcast
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
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Apple Podcasts:
Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
Facebook:
Listen to Our Podcast:
In today’s dynamic and unpredictable real estate market, savvy investors are turning away from traditional funding methods. High interest ra
Scale Your Rental Portfolio With Private Money and Smart Out-of-State Investing with Brian Waters
Have you ever dreamed of building a multi-million dollar rental property empire—but thought your location, career, or lack of capital held y
Have you ever dreamed of building a multi-million dollar rental property empire—but thought your location, career, or lack of capital held you back? You’re not alone. For many, the idea of investing in real estate while holding a full-time job, especially in a high-cost city, seems impossible. Yet Brian Waters, a full-time fire captain in Los Angeles, shattered these limiting beliefs by assembling a $4.5 million rental portfolio spanning 25 properties—all in just four years.
In this episode of “Raising Private Money,” Jay Conner sat down with Brian to learn how he did it and how you can too.
Necessity is the Mother of Invention
Brian’s journey began out of necessity, not luxury. After a career shake-up and transitioning into firefighting at age 33, he realized he might not be able to depend solely on his job long-term. Inspired by modeling successful people (including Jay Conner himself), Brian jumped into real estate investing—but quickly encountered the sky-high prices of California. That obstacle turned into an opportunity. Instead of waiting for ideal circumstances, Brian dove into out-of-state markets, treating distance as an advantage, not a barrier.
Overcoming the Fear of Investing Out of State
The thought of buying property hundreds or thousands of miles away intimidates most new investors. Brian admitted his fear that you somehow had to fall in love with the property, or that you needed to be there in person to truly know what you were buying. What changed his mind? Focusing on the numbers, not his emotions. He learned to rely on systems, contracts, inspections, and, most importantly, his team—especially property managers and tenants. Technology and relationships enabled him to scale without ever setting foot in most of his markets.
The Power of Having the Right System
For busy professionals, a streamlined, repeatable system is non-negotiable. Brian’s approach was simple but effective:
Get clear on your “buy box.” He defined precisely what types of properties and locations he would consider, down to zip code, price, and bed/bath count.
Source deals (simply). He leveraged MLS listings using tools like Redfin and Zillow, proving that you don’t need complicated deal-finding strategies or expensive marketing.
Analyze and act. By becoming an expert in his specific area and running conservative numbers, Brian minimized risk.
Build a superstar team. He considers the tenant his top “teammate,” followed closely by a reliable property manager and agent.
Funding: The Biggest Initial Roadblock
Almost every investor hits the funding barrier—Brian included. After realizing his savings would only buy a few properties, he faced the daunting prospect of running out of capital. The answer? Raising Private Money. By documenting his journey on social media, sharing his story honestly (not boastfully), and creating trust within his network, Brian attracted $1.5 million in private loans—many from people who approached him, not the other way around. He didn’t chase capital; he demonstrated value and solved other people’s problems, turning them into partners.
Action Over Perfection
Perhaps Brian’s biggest differentiator is his attitude: ready, fire, aim. He didn’t let analysis paralysis stall him. He took action, learned from setbacks, and kept moving. Some properties worked out well; others didn’t. He calls it an “ever-evolving thing,” emphasizing that you’ll never have total clarity—but taking imperfect action is better than waiting for perfection.
Key Takeaways for Your First 30 Days
Prioritize Landlord-Friendly Markets: Look for states with laws favoring property owners, affordable prices, and economic stability.
Build Your Team from Day One: Don’t try to do it all yourself. Agents, property managers, and reliable tenants are invaluable.
Share Your Journey: Let your network see what you’re doing. This opens doors for both deals and funding.
Take That First Step: Don’t let fear or the pursuit of perfect timing stop you. Every seasoned investor started with a first, imperfect deal.
Brian’s story is proof that you can invest out of state, keep your day job, and overcome what you thought were insurmountable obstacles. The first step is always the hardest—but with the right system, a strong team, and a willingness to take action, you can have your first rental property under contract in 30 days.
Ready to ignite your investment journey? Revisit this episode and connect with investors like Brian. You have no excuse not to start today.
10 Discussion Questions from this Episode
What were the initial fears or challenges discussed about investing in out-of-state rental properties, and how were they overcome?
How did having a demanding full-time job as a fire captain influence Brian Waters’ approach to building his rental portfolio?
What systems and processes did Brian implement to effectively manage properties in markets he didn’t live in?
How important is building a reliable team, such as property managers and realtors, when investing out of state?
What criteria did Brian use to choose which markets to invest in, and why were those factors important to his success?
How did Brian approach the challenge of raising capital, and what strategies proved most effective in attracting Private Money?
What role did transparency and documenting his journey play in building trust with potential private lenders?
According to Brian, why is taking imperfect action often more important than waiting for the “perfect” moment or opportunity?
What mistakes do busy professionals commonly make when starting in real estate investing, and how can these be avoided?
How does focusing on win-win relationships with lenders and tenants benefit both the investor and those they work with?
Fun facts that were revealed in the episode:
Full-Time Fire Captain, Part-Time Real Estate MogulBrian Waters managed to build a $4.5 million rental portfolio with 25 properties—all while working a demanding job as a full-time fire captain in Los Angeles and without ever quitting his day job.
Invested Without Ever Visiting Most PropertiesBrian has only been to approximately four of his 25 properties in person and hasn’t even visited 80% of the states he invests in, relying entirely on technology, strong teams, and analyzing deals by the numbers rather than emotion.
Raised $1.5 Million in Private Money—Without Ever Asking DirectlyBrian successfully raised over $1.5 million in private funds to fuel his investments—not by pitching or chasing investors, but by authentically sharing his journey on social media, which organically attracted interested partners from his network.
Timestamps:
00:00 Building a rental portfolio remotely
05:47 Overcoming emotional real estate investing
08:48 Finding a mentor in real estate
11:46 Finding a Reliable Property Manager
15:15 Following other investors’ footsteps
18:20 Dealing with real estate hurdles
22:21 Raising Capital Without Desperation
24:05 Overcoming obstacles in real estate
26:59 Impact of private lending on retirees
28:46 Connect with Brian Waters
https://www.instagram.com/mr.brian.waters
30:39 Encouraging to share the episode
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
https://www.jayconner.com/MoneyReport
Join the Private Money Academy:
Get The Private Money That Funds Your Deals (WITHOUT Banks, Credit Or Your Own Capital) Unlock the Proven System That Helps Investors Raise
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
https://www.JayConner.com/MoneyPodcast
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
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Apple Podcasts:
Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
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Have you ever dreamed of building a multi-million dollar rental property empire—but thought your location, career, or lack of capital held y
Raising Private Money to Accelerate Your Real Estate Business
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
WHY DO SOME PEOPLE ALMOST ALWAYS MAKE MONEY IN REAL ESTATE? The answer is simple: private money!
***Guest Appearance
Credits to:
https://www.youtube.com/watch?v=QmqJVUKLl3A
“300: Private Money vs. Hard Money: The Secret to 8% Funding for Real Estate Deals - Jay Conner”
https://www.youtube.com/@TempoInvestments
Welcome to the Raising Private Money Podcast!
Today, Jay Conner joins Mike Zlotnik and discusses the ins and outs of raising private capital in today’s real estate landscape. Jay shares how he and his wife Carol Joy have built relationships with dozens of private lenders—using education and trust, not sales tactics—to fund their single-family investments in Eastern North Carolina and across the nation.
The conversation dives into the current state of private lending, why there’s more money than ever on the sidelines, and the unique challenges of today’s capital-raising environment, especially compared with the world of commercial real estate and institutional funding. Jay also reveals his proven strategies for attracting private lenders, including networking tips, conversation scripting, and credibility-building.
Plus, discover Jay’s techniques for selling homes fast and hear his recommendations for personal growth. If you’re looking to expand your knowledge on leveraging private money and scaling your real estate deals, this episode has actionable advice you won’t want to miss.
Timestamps:
00:00 Educating investors on private money
03:49 Investor money stuck in bad deals
08:18 Expanding your business network
12:19 Discussing investment opportunities
15:57 Current state of capital raising
17:22 Investing in real estate yields
22:03 Real estate workshop overview
24:54 Helping with credit for homeownership
27:26 Changing habits for future success
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
https://www.JayConner.com/MoneyPodcast
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his own money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
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The Art of Teaching, Not Begging: Jay Conner’s Private Lending Approach
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
WHY DO SOME PEOPLE ALMOST ALWAYS MAKE MONEY IN REAL ESTATE? The answer is simple: private money!
***Guest Appearance
Credits to:
https://www.youtube.com/@DealMachine
“How to Raise Private Money WITHOUT Asking For It feat. Jay Conner | Thought Leader Spotlight”
https://www.youtube.com/watch?v=soyepl3KZ1A&t=34s
Welcome to another episode of the Raising Private Money podcast! Today, we shine our thought leaders spotlight on Jay Conner, a real estate investor with over 20 years of experience, $50 million in transactions, and more than 450 rehabs under his belt.
This conversation dives deep into the world of Private Money—how Jay Conner was forced to pivot during the 2009 financial crisis, discovered the power of private lenders, and built an empire without ever asking anyone for cash.
Whether you’re a seasoned pro or just getting started in real estate, Jay Conner shares actionable insights on raising private funds, building trustworthy relationships, automating your business systems, and achieving lasting success—all while keeping your work week to a minimum.
Let’s jump into this masterclass in growing your real estate business through the strategic use of private money.
Timestamps:
00:00 Introducing Jay Conner, Real Estate Expert
05:28 Finding and landing your first deal
07:00 Explaining private lending basics
12:38 Discussing unlimited tax-free earnings
14:31 New investor phone call script
17:51 Insurance and private lending benefits
21:20 Real estate team essentials
24:14 Automating with virtual assistants
27:34 Free private money guide download
Jay’s new book: "Where to Get the Money Now"
It is available FREE (all you pay is the shipping and handling) at
Discover How To Get Unlimited Private Money For Your Real Estate Deals … Without Relying on Traditional (or Hard Money) Lenders Discover How
What is Private Money? Real Estate Investing with Jay Conner
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his own money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
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Apple Podcasts:
Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
How Jay Conner Attracts Millions in Private Money Without Ever Asking for It
***Guest Appearance Credits to: https://www.youtube.com/@DealMachine “How to Raise Private
***Guest Appearance
Credits to:
DealMachine gives real estate investors the data they want and need.
Access nationwide property, owner, demographic, and contact data so yo
“How to Raise Private Money WITHOUT Asking For It feat. Jay Conner | Thought Leader Spotlight”
If you’re a real estate investor, you’ve undoubtedly heard that access to capital is one of the greatest challenges—and most crucial factors—in growing your business. While many investors rely on banks or hard money lenders, the world of private money offers a game-changing alternative. In a recent episode of the Raising Private Money podcast, together with Matt Kamp, Jay Conner, the Private Money Authority, who’s raised over $8.5 million from 47 private lenders, shared his strategies for raising private money without ever “asking” for it.
Whether you’re just getting started or looking to expand your real estate portfolio, here’s a breakdown of the key insights from Jay Conner’s conversation with Matt Kamp that can help you leverage private money for maximum impact.
Understanding Private Money: What Sets It Apart?
First, it’s essential to clarify what private money means—and, just as importantly, what it does not mean. In Jay Conner’s definition, private money lending is not hard money. Hard money lenders typically pool funds from private individuals and lend out of that fund, but when Jay Conner talks about private money, he’s referring to direct relationships with individual lenders—people just like you, who may want to loan money for a secured, solid return.
Private lenders often use one of two sources:
Their investment capital (personal savings or investment accounts)
Their retirement funds, often via a self-directed IRA
Unlike joint ventures or partnerships, private lenders do not take equity in your deals. Instead, they have the same legal protections as a traditional mortgage lender—their loans are secured against your real estate, not unsecured.
The Warm Market: Where to Find Private Lenders
So, where do you find these lenders? Jay Conner breaks this down into three categories:
Warm Market: People you already know—friends, family, colleagues, fellow churchgoers, social media connections.
Expanded Warm Market: Connections of your network and people you get to know through networking (the more you “wallow in money,” Jay Conner says, the more it sticks to you!).
Existing Private Lenders: Individuals already lending on other investors’ deals—which you can identify through public documents like mortgage filings or by networking at real estate events.
Your cellphone and social circles are goldmines: Every retiree, professional, or financially savvy contact could be a potential lender.
The “Teacher Hat” Approach: Educate, Don’t Beg
Jay Conner’s twist is that he’s never asked anyone to fund a deal directly; instead, he educates his network about what private lending is and what his program offers. Here’s how:
Make a List: Start with your top 50 contacts, focusing on retirees or those unhappy with stock market volatility.
Lead with “Did You Know?” Questions: For example, “Did you know there’s a way to earn unlimited tax-free income with your IRA?” This opens conversations about self-directed IRAs and private lending.
Present a Program, Not a Plea: Don’t ask for money. Teach your contact what private lending looks like, the returns, protections, and process. Position yourself as an educator.
Follow a Two-Step Process: Teach first, then (in a different conversation) call with a specific deal, stating, “I can now put your money to work on XYZ property. Here are the instructions.” This confident script ensures you never sound desperate.
Benefits of Private Money: Control and Flexibility
Why go to all this trouble? The advantages are numerous:
No credit or lengthy bank approvals: Underwriting is based on the deal’s merits.
Flexible payback: Structure no monthly payments and accrue interest.
100% financing—including renovations: Bring home a check at closing instead of putting cash in.
**Use funds for any real estate asset, including single-family, multifamily, office, and land.
Automating Your Real Estate Business
Jay Conner also delved into building and automating a lean business. Get your core team in place first (real estate attorney, realtor, home inspector, and, if needed, an appraiser), and consider hiring acquisitionists and virtual assistants trained by professionals.
The Takeaway
Raising private money is about confidence, education, and positioning. By becoming a resource and teaching your network—not selling to them—you create win-win opportunities, never have to beg for deals, and can fund unlimited growth.
Want a deeper dive? Download Jay Conner’s free “7 Reasons Why Private Money Will Skyrocket Your Real Estate Business” guide at www.JayConner.com/Moneyguide. Your first private lender could be one conversation away.
10 Discussion Questions from this Episode
How did Jay Conner’s background in manufactured housing influence his approach to real estate investing and private money?
What were the key factors that pushed Jay Conner to seek out private money, and how did he view the financial crisis as an opportunity?
Jay Conner mentions never asking anyone for money directly. What strategies does he use instead, and why do you think they’re effective?
How does the concept of “putting on your teacher hat” transform the private money conversation, according to Jay Conner?
What role do self-directed IRAs play in raising private money, and why are they significant for both investors and lenders?
Compare and contrast private lenders and hard money lenders as explained by Jay Conner. What makes their approaches and relationships different?
Matt Kamp and Jay Conner discuss automation in real estate investing. What team members and systems does Jay Conner recommend to automate and scale a business?
In the process of engaging private lenders, Jay Conner emphasizes separating the teaching from the pitch. Why is this distinction important?
What documents and protections are essential for both investors and private lenders during a typical transaction, as described in the episode?
Based on Jay Conner’s experience, what are the most common mistakes new real estate investors make when trying to raise private money or automate their business, and how can they be avoided?
Fun facts that were revealed in the episode:
No Asking, Just Teaching: Jay Conner has never asked anyone directly for money to fund his deals. Instead, he educates his network about private lending and lets opportunities present themselves, using what he calls his “teacher hat” approach.
Zero Missed Opportunities: Since discovering private money in 2009 after his traditional funding dried up, Jay Conner has never missed out on a real estate deal due to a lack of funds.
Automated Success: Jay Conner nets over seven figures annually while spending only about five hours per week on his real estate business, thanks to automating and delegating nearly every aspect of his operations.
Timestamps:
00:00 Introducing Jay Conner, Real Estate Expert
05:28 Finding and landing your first deal
07:00 Explaining private lending basics
12:38 Discussing unlimited tax-free earnings
14:31 New investor phone call script
17:51 Insurance and private lending benefits
21:20 Real estate team essentials
24:14 Automating with virtual assistants
27:34 Free private money guide download
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
WHY DO SOME PEOPLE ALMOST ALWAYS MAKE MONEY IN REAL ESTATE? The answer is simple: private money!
Join the Private Money Academy:
Get The Private Money That Funds Your Deals (WITHOUT Banks, Credit Or Your Own Capital) Unlock the Proven System That Helps Investors Raise
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
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
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Apple Podcasts:
Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
Facebook:
Jay Conner - The Private Money Authority, New Bern. 10,754 likes · 7 talking about this. go.jayconner.com/fastmoney
Overcoming Bank Limits: Private Money Techniques for Investors
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
WHY DO SOME PEOPLE ALMOST ALWAYS MAKE MONEY IN REAL ESTATE? The answer is simple: private money!
***Guest Appearance
Credits to:
https://www.youtube.com/@redknightproperties
“Using Private Money Lending In Real Estate With Jay Conner: Discovering Multifamily Episode 219”
https://www.youtube.com/watch?v=ZZTkJJ-_osE&t=2s
Welcome to another episode of the Raising Private Money podcast! In today's conversation, Jay Conner, a seasoned real estate investor and nationally recognized private lending expert, joins Anthony Scandariato from the Discovering Multifamily Podcast.
Jay shares his journey from relying on banks to building an eight-figure business powered by private money, discusses the flexibility and advantages of private lending over traditional financing, and explains how both new and experienced investors can leverage private money to fund deals, grow their networks, and gain financial control.
Whether you’re curious about finding private lenders, structuring deals, or maximizing returns from retirement accounts, this episode is packed with actionable strategies and insider insight to help you take your real estate investing to the next level.
Timestamps:
00:00 Why choose private money
04:58 Using private lenders for deals
08:44 Difference between single-family and commercial deals
13:01 Explaining private lending strategy
13:35 Finding Private Lenders with IRAs
18:51 Free Private Money Guide Download
20:42 Download your free money guide
Jay’s new book: "Where to Get the Money Now"
It is available FREE (all you pay is the shipping and handling) at
Discover How To Get Unlimited Private Money For Your Real Estate Deals … Without Relying on Traditional (or Hard Money) Lenders Discover How
What is Private Money? Real Estate Investing with Jay Conner
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his own money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
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Apple Podcasts:
Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
Facebook:
Jay Conner - The Private Money Authority, New Bern. 10,754 likes · 7 talking about this. go.jayconner.com/fastmoney
Raising Capital the Right Way: Lessons from Jay Conner’s Real Estate Success
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
WHY DO SOME PEOPLE ALMOST ALWAYS MAKE MONEY IN REAL ESTATE? The answer is simple: private money!
***Guest Appearance
Credits to:
https://www.youtube.com/@beyondthebuildpod
“Real Estate Take Episode 34: Jay Conner and Raising Private Money”
https://www.youtube.com/watch?v=24HUY09_YWs&t=59s
Welcome to another episode of the Raising Private Money podcast!
In this episode, Jay Conner sits down with Wendell Butler to dive deep into the game-changing world of raising private money for real estate investing. Jay shares his journey from relying on traditional bank loans and feeling owned by the bank to discovering the power and freedom of private money—funding deals without ever asking for money or pitching a deal.
You'll hear his step-by-step strategies for building trust with private lenders, leveraging self-directed IRAs, and creating a win-win system that’s allowed him to enjoy seven-figure profits with just a few hours of work each week.
Tune in as we unpack the “secret sauce” to raising and leveraging private money, build stronger relationships within your local network, and set yourself up for long-term success in real estate!
Timestamps:
00:00 Jay Conner's real estate journey
04:07 Shifting from mobile homes to houses
09:16 Calling Jeff for financial advice
10:58 Learning About Private Money
15:21 Hypothetical role play for investing
19:16 Conservative investing approach discussion
22:19 Switching to private lenders
25:57 Asking for investment referrals
28:01 Doubling investor funds quickly
31:49 Using private money in real estate
35:54 Using retirement funds for real estate
37:52 Understanding Self-Directed IRAs
42:52 Contact information and final thoughts
43:46 Raising private money basics
Jay’s new book: "Where to Get the Money Now"
It is available FREE (all you pay is the shipping and handling) at
Discover How To Get Unlimited Private Money For Your Real Estate Deals … Without Relying on Traditional (or Hard Money) Lenders Discover How
What is Private Money? Real Estate Investing with Jay Conner
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his own money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
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Apple Podcasts:
Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
Facebook:
Jay Conner - The Private Money Authority, New Bern. 10,754 likes · 7 talking about this. go.jayconner.com/fastmoney
Insider Tips for Finding and Using Private Lenders in Real Estate
***Guest Appearance Credits to: https://www.youtube.com/@redknightproperties “Using Private
***Guest Appearance
Credits to:
Red Knight Properties is a privately held boutique multi-family and mixed-use real estate investment & property management company with a tr
“Using Private Money Lending In Real Estate With Jay Conner: Discovering Multifamily Episode 219”
In the world of real estate investing, access to capital is often the deciding factor between missed opportunities and closing profitable deals. Traditional institutional lenders—banks and credit unions—have long been the go-to sources for financing. However, a growing number of investors are discovering the unique advantages of private money, a strategy that shifts the power dynamic, puts the borrower in the driver’s seat, and opens doors to greater financial success.
What Is Private Money?
Unlike institutional lenders, private money comes from individuals—friends, family, business associates, or even strangers you meet through networking events—who have capital they’re looking to invest for solid, predictable returns. As described by Jay Conner, private lending isn’t about seeking out banks; it’s about finding people who want their money to work as hard as they do. This capital can be sourced from investment funds or retirement accounts, such as self-directed IRAs, making it accessible to a wider pool of interested lenders.
Why Choose Private Money Over Banks?
The benefits of using private money are compelling and multifaceted:
1. You Make the Rules
When working with private lenders, the borrower sets the interest rate, the term of the note, and other critical terms. This is a stark contrast to banks, where all the rules—including interest rates and loan terms—are dictated by the lender. Greater flexibility means deals can be structured in a way that best serves the investor’s needs and decouples real estate growth from the constraints of rigid institutional processes.
2. No Lending Limits
Banks often impose “caps” on how much they’ll lend to a single investor—sometimes severely limiting growth. Jay Conner recounts only having a $1 million line of credit from his bank, which quickly hamstrung his ability to scale. With private lenders, there’s no institutional ceiling. Jay grew his network to 44 private lenders and now manages $8.5 million in private money, rapidly recycling it across multiple deals.
3. No Money Out of Pocket at Closing
A major advantage of private money is the ability to finance 100%—or even more—of project costs, including renovations. Banks typically require down payments (“skin in the game”), but private lenders can fund the full purchase price plus rehab costs, often providing the borrower a check at closing to cover renovations and other needs. This allows for improved cash flow and removes the hurdle of large upfront capital requirements.
4. Speed and Simplicity
Private lending can move much faster than banks, which often get bogged down in paperwork, appraisals, and long approval processes. This agility lets investors act on deals quickly and beat out competitors.
5. No Personal Guarantees
Perhaps one of the most overlooked benefits is the lack of personal guarantees with private money; the property itself is the security, which means your personal assets are protected. This is a crucial risk-reducer for investors building a portfolio.
Who Uses Private Money?
Private money is remarkably versatile—it’s not just for those rejected by banks. In fact, seasoned investors with stellar credit use private money to keep themselves in control, move quickly, and maximize leverage, whether they’re securing single-family homes or syndicating multimillion-dollar apartment complexes.
How To Find Private Lenders
Building a private lender network is less about pitching deals and more about education and relationships. Start with your “warm” network—people you already know through business, community groups, social connections, or local organizations like Rotary. Expand your network by attending community events, joining local clubs, and participating in self-directed IRA networking opportunities.
As Jay Conner emphasizes, the key is to educate, not sell: teach contacts about private lending, show them how they can earn attractive, secure returns, and let their interest naturally lead to funding. By putting on your “teacher hat,” you’ll build trust and create win-win relationships.
Conclusion
Private money has the power to skyrocket your real estate investing business while granting you unparalleled flexibility and security. By taking control of your financing and cultivating a robust private lender network, you can seize more opportunities, solve your cash flow challenges, and accelerate your journey to wealth. Ready to get started? Download Jay Conner’s free guide, “7 Reasons Why Private Money Will Skyrocket Your Real Estate Investing Business,” at www.JayConner.com/MoneyGuide.
10 Discussion Questions from this Episode
What are the main reasons cited for using private money over traditional bank financing in real estate investing?
How does the flexibility of private money, such as setting your own interest rates and loan terms, compare to the restrictions imposed by banks?
Can you discuss the pros and cons of never needing to bring your own money to the closing table when using private money?
In what real estate asset classes can private money be utilized effectively, and how might deal structuring differ between single-family and commercial properties?
How does the process of raising private money through syndication for commercial projects differ from funding single-family properties individually?
What are the common sources or networks for finding new private lenders, and how important is personal relationship-building in this context?
How does educating potential lenders about private money differ from “pitching” them, and why does Jay Conner believe teaching is more effective?
What are the typical interest rates offered to private lenders, and how do these rates compare with those of institutional or bank financing today?
Discuss the role of self-directed IRAs in private lending, including the advantages for both lenders and borrowers.
What are the key risks and rewards for both real estate investors and private lenders in private money deals, including considerations of personal guarantees?
Fun facts that were revealed in the episode:
Control Over Lending Terms: Jay Conner reveals that when using private money for real estate deals, the borrower sets the interest rate and loan terms—unlike borrowing from a bank, where the institution sets the rules.
No Limit to Private Money: There’s essentially no ceiling to the amount of private money you can raise for your real estate projects; Jay Conner currently works with 44 private lenders and moves about $8.5 million from project to project.
Education First, Sales Second: Instead of pitching deals, Jay Conner wears his “teacher hat” to educate potential private lenders about the benefits and security of private lending—a strategy that naturally attracts funds without any hard selling.
Timestamps:
00:00 Why choose private money
04:58 Using private lenders for deals
08:44 Difference between single-family and commercial deals
13:01 Explaining private lending strategy
13:35 Finding Private Lenders with IRAs
18:51 Free Private Money Guide Download
20:42 Download your free money guide
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
WHY DO SOME PEOPLE ALMOST ALWAYS MAKE MONEY IN REAL ESTATE? The answer is simple: private money!
Join the Private Money Academy:
Get The Private Money That Funds Your Deals (WITHOUT Banks, Credit Or Your Own Capital) Unlock the Proven System That Helps Investors Raise
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
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
Hav
Apple Podcasts:
Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
Facebook:
Jay Conner - The Private Money Authority, New Bern. 10,754 likes · 7 talking about this. go.jayconner.com/fastmoney
Masterclass: Leveraging Self-Directed IRAs and Private Funding with Jay Conner
***Guest Appearance Credits to: https://www.youtube.com/@beyondthebuildpod “Real Estate Take
***Guest Appearance
Credits to:
Most people see the highlight reel. Beyond the Build shows you everything else.
Hosted by Wendell Butler, military veteran, real estate inv
“Real Estate Take Episode 34: Jay Conner and Raising Private Money”
If you’ve ever considered diving into real estate investing but have felt overwhelmed by the complexities of funding your deals, you’re not alone. For many, the traditional path involves groveling before banks, wrangling with credit checks, and coughing up hefty down payments. But what if you could bypass all of that? In the latest episode of the Raising Private Money podcast with Jay Conner, the Private Money, you’ll discover how a shift in mindset—and strategy—can propel your investing business to new heights.
From Banker’s Mercy to Financial Freedom
Jay Conner’s story begins in eastern North Carolina, far from the bustling metros most associate with high-ticket real estate. After spending his formative years in his family’s mobile home business, Jay transitioned to single-family home investing in 2003. Like many, he started by relying on the banks, navigating mountains of paperwork and agreeing to terms that left him stressed and feeling “owned by the bank.”
Everything changed in 2009. The financial crisis hit, and his credit line evaporated overnight. Suddenly, Jay had deals under contract but no way to finance them. Rather than throw in the towel, Jay asked himself the powerful question: “Who do you know that can help fix your problem?” This turning point sparked his introduction to the world of private money.
The Secret Sauce: Never Ask for Money
You read that right. According to Jay, the secret to unlocking private capital is never asking for money—and never pitching a deal. Instead, it’s all about teaching and serving. Here’s how he breaks it down:
Separate the conversation: Educate potential lenders about the opportunity with private lending, before ever pairing them with a deal. This avoids desperation and builds genuine trust.
Offer, don’t beg: When it’s time to fund a deal, Jay makes what he calls the “good news phone call.” He simply informs the lender that he has a deal matching their criteria and tells them when and where to wire the money—no pleading required.
This methodical, service-driven approach means Jay never comes across as desperate. Instead of hunting for money in a frenzy to lock up deals, he has investors lining up, eagerly waiting to put their funds to work.
The Power of Nurturing Relationships
Jay’s model isn’t based on cold calls to strangers or high-pressure sales at REI clubs. It’s rooted in “the riches are in the niches”—working within his existing sphere of influence, especially in the tight-knit communities of his two-county market in North Carolina. Faith groups, neighbors, and longtime community members have proven to be his best partners. Not only do they see his track record up close, but their word-of-mouth referrals have helped Jay quickly grow his network of private lenders.
At its core, Jay’s system is replicable. He’s raised hundreds of thousands—even millions—of dollars from ordinary people: retired teachers, ex-military, young families, and even minors with inherited funds.
Making Private Lending Simple—and Legal
A major hurdle for many investors is the idea that private lending is complicated or legally risky. Jay demystifies it: private loans for single-family houses are “asset-backed debt,” not syndications, and thus not under SEC scrutiny for one-off deals. Private lenders can use both cash and retirement funds, like self-directed IRAs, which offer powerful tax advantages. Jay encourages investors to partner with reputable self-directed IRA custodians, making the process smooth for lenders.
Why Private Money Wins—For Everyone
Jay’s approach is all about “win-win.” Lenders get above-average returns backed by real estate, complete with security liens and insurance—protection they wouldn’t see in the stock market. Investors avoid the headaches of bank applications, origination fees, and personal guarantees, making every deal faster and more profitable.
Take Action: Learn the System
The episode closes with Jay offering invaluable resources: his best-selling book on private lending strategies, free tickets to his live conference, and access to his long-running “Raising Private Money” podcast.
Whether you’re a new investor or ready to scale, the lesson is clear: You don’t find money when you’re desperate—you build a network of educated, empowered partners before you need it. As Jay’s journey proves, the right process and attitude can turn a local, small-town business into a highly profitable, freedom-creating machine.
Ready to transform your investing business? Start building authentic relationships and teaching others the value of private lending—your “secret sauce” to lasting success.
10 Discussion Questions from this Episode
Jay Conner emphasizes that he never asks for money or pitches deals to his private lenders. What are the advantages and potential downsides of this approach to raising private capital?
How did Jay Conner’s experience with losing his bank line of credit during the 2008 financial crisis influence his approach to real estate investing and funding deals?
The concept of “separating the conversation” when speaking to potential private lenders is presented as the secret sauce. How does this differ from traditional fundraising methods, and why might it be more effective?
Several times, Jay Conner discusses the importance of building trust and educating potential lenders about self-directed IRAs and private lending. What strategies does he use to foster trust, and how could new investors replicate this?
What are the specific benefits for lenders to use their self-directed IRA funds to invest in real estate deals rather than keeping their money in more traditional investments?
Desperation has a smell to it, Jay Conner says. How do desperation and urgency from an investor affect the success rate of raising private capital?
Jay Conner suggests that being a big fish in a small pond—focusing on a specific, smaller geographic market—can be more profitable than trying to compete in larger cities. Do you agree or disagree, and why?
The distinction between asset-backed debt and syndication is discussed. Why might an individual investor choose one method over the other, and what are the regulatory implications?
Jay Conner’s system is described as repeatable and dependable, leveraging automation and systems to reduce his workload. How important are systems for scaling a real estate business, and what elements would be essential to include?
Based on Jay Conner’s experience, what is the most effective way to attract and secure commitments from private lenders? What can new investors learn from his story about his first $500,000 in private capital?
Fun facts that were revealed in the episode:
Jay Conner Raised Nearly $1 Million at LunchJay Conner’s first private lender luncheon resulted in $969,000 pledged from just one event, where he invited 20 people—including his realtor, CPA, and attorney—for a simple lunch and a PowerPoint presentation about private money.
He’s Never Pitched a Deal or Asked for MoneyJay credits his “secret sauce” to never directly asking anyone for money or pitching a deal. Instead, he focuses on educating people about the opportunity and letting them come to him, which has led to 47 private lenders funding his real estate investments.
Minor Children as Private LendersSome of Jay’s private lenders have been under 18 years old. These minor children became lenders after inheriting money from their grandparents, with their parents seeking a better return on those funds by investing in Jay’s real estate projects.
Timestamps:
00:00 Jay Conner’s real estate journey
04:07 Shifting from mobile homes to houses
09:16 Calling Jeff for financial advice
10:58 Learning About Private Money
15:21 Hypothetical role play for investing
19:16 Conservative investing approach discussion
22:19 Switching to private lenders
25:57 Asking for investment referrals
28:01 Doubling investor funds quickly
31:49 Using private money in real estate
35:54 Using retirement funds for real estate
37:52 Understanding Self-Directed IRAs
42:52 Contact information and final thoughts
43:46 Raising private money basics
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
https://www.jayconner.com/MoneyReport
Join the Private Money Academy:
Get The Private Money That Funds Your Deals (WITHOUT Banks, Credit Or Your Own Capital) Unlock the Proven System That Helps Investors Raise
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
https://www.JayConner.com/MoneyPodcast
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
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Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
Advanced Real Estate Marketing and Private Funding Strategies with Jay Conner
***Guest Appearance Credits to: https://www.youtube.com/@RawandRelentlesswBoDePaoli-d2f “How J
***Guest Appearance
Credits to:
Join Bo DePaoli on "Raw and Relentless," where raw conversations meet relentless pursuit of truth. Dive deep into the worlds of business, in
“How Jay Conner Raises Millions Without Banks or Hard Money”
When it comes to real estate investing, adapting to changing markets and leveraging innovative strategies can separate the average investor from a true powerhouse. In the recent Raising Private Money podcast, renowned private lending expert Jay Conner shared a revealing behind-the-scenes look at how he navigates today’s tough real estate landscape, uncovers valuable off-market deals, and consistently secures funding without relying on banks or hard money lenders.
The End of MLS Deals – And the Shift to Off-Market
After 22 years of investing in single-family homes in Eastern North Carolina, Jay Conner has seen the market evolve. He explained he hasn’t bought a single-family house listed on the MLS with a realtor in over five years, a change accelerated by the disruptions of COVID. Instead, he now focuses entirely on for-sale-by-owner properties that are off the market, which he describes as “potentially motivated sellers” that other investors simply aren’t reaching.
Why this focus? The competition for on-market properties has become fierce, with TV shows and increased awareness drawing more people into the flipping game. To stay ahead, Jay targets sellers who aren’t working with agents and may be facing distress or unique life circumstances.
Where Do Today’s Deals Come From?
To consistently find off-market deals, Jay Conner emphasizes three main strategies:
Direct Mail to Families Facing ForeclosureSince 2004, Jay has tracked families facing foreclosure and sends a series of eight direct mail letters spaced three days apart, offering solutions rather than taking advantage of their situation. Most of these properties, he notes, end up selling on terms “subject to the existing note,” a technique allowing acquisition without immediate large investments.
Inherited PropertiesJay also targets property heirs through direct mail, running a campaign that stretches 90 days apart over two years. The messaging is tactful, never directly mentioning inheritance, and simply offers to buy the home should they be interested.
AI-Driven “Driving for Dollars”Technology is rapidly shifting the marketing game. Jay recently began using an AI-powered service that scours Google Maps and Earth for signs of property distress—everything from roof issues to unkept yards—assigning each property a score. Direct mail is then targeted specifically to properties most likely to need a quick sale.
Leveraging Private Money – No Banks, No Hard Money
One of the biggest hurdles in real estate is access to capital. Jay’s story illustrates how traditional funding sources can dry up overnight—he shared how his local bank cut off his line of credit without warning in 2009, despite years of successful business. This crisis forced him into new territory: private lending.
Instead of chasing, begging, or negotiating with banks and hard money lenders (who charge 12%-14% plus origination fees), Jay built a network of individual private lenders—people in his own community, at his church, or in his cell phone contacts—offering them predictable, attractive returns at 8%, with no points and no fees.
How does he attract these lenders? He positions himself as a “teacher,” educating would-be investors about the opportunity and how they can use vehicles like self-directed IRAs to fund his deals safely and often tax-deferred or even tax-free. Importantly, he separates the conversation about the opportunity from the specific deals, avoiding any whiff of desperation and letting the quality of the program speak for itself.
Embracing Automation and AI
Efficiency matters. Jay Conner has built his business so that he works less than 10 hours per week, thanks in part to powerful automations through CRMs like Go High Level, Zapier integrations, and even conversational AI that responds to and qualifies new seller leads within minutes. He’s currently testing AI services that can call, text, and follow up automatically—allowing him to scale outreach far beyond what a single team member could accomplish.
Lessons for Investors
Jay’s journey is a vivid example of why adaptability and an education-first approach matter. By targeting non-traditional sellers, building a local private lender network, and embracing tech innovation, he’s built a scalable, resilient business—not just surviving, but thriving as markets shift.
Whether you’re a new investor or a seasoned pro, the takeaway is clear: mastering the art of finding off-market deals and raising private money can change the trajectory of your career. And in an age of rapid automation and AI, keeping your marketing and funding strategies at the cutting edge is more important than ever.
10 Discussion Questions from this Episode
Jay Conner highlights that he hasn’t bought a property through the MLS in over five years, focusing instead on off-market, for-sale-by-owner deals. What are the advantages and disadvantages of this approach in today’s real estate market?
During the 2008–2009 financial crisis, Jay Conner switched from traditional bank financing to private money. How did this shift impact his business, and what lessons can be learned for investors facing financing challenges?
What are the key differences between private money and hard money lending, and why does Jay Conner prefer private lenders to institutional or hard money lenders?
The episode describes a teaching mentality when approaching potential private lenders. How does this strategy differ from traditional fundraising or sales pitches, and why does it work for Jay Conner?
Desperation is said to “have a smell,” and it’s recommended to separate conversations about lending programs from deal-specific asks. How can this mindset shift improve success rates in raising private capital?
With an average annual return of 8% for private lenders and no points or origination fees, what makes this deal attractive to everyday investors compared to more sophisticated or institutional opportunities?
The use of self-directed IRAs allows private lenders to invest using their retirement funds, potentially tax-deferred or tax-free. What are the risks and rewards of this strategy for both lenders and borrowers?
Jay Conner details multiple lead generation strategies, including direct mail to homeowners in foreclosure or inherited property situations, as well as leveraging AI and Google pay-per-lead services. Which method do you think is most effective in today’s environment, and why?
The increasing role of AI in real estate marketing and lead qualification was discussed extensively, including the use of AI phone calls and messaging. How do you see AI transforming real estate investing and deal origination over the next five years?
Jay Conner suggests that technological advancements, like AI, will reshape roles in real estate investing rather than eliminate them. Do you agree with this outlook, or do you foresee significant disruptions to jobs and traditional roles in the industry? Why or why not?
Fun facts that were revealed in the episode:
Zero MLS Purchases in Five YearsJay Conner revealed that he hasn’t bought a single-family home listed through a realtor or the MLS in over five years, instead sourcing all his deals off-market or directly from for-sale-by-owner opportunities.
AI Is Changing Real Estate Deal Hunting
The episode highlighted a cutting-edge “AI Driving for Dollars” system that uses artificial intelligence, Google Maps, and Google Earth to identify distressed properties by analyzing images for 16 points of distress—completely revolutionizing how investors find off-market deals.
Creative Private Lending EducationJay Conner shared his unique “teacher hat” approach: rather than asking people for money, he educates them on private lending and self-directed IRAs. Notably, when he started, none of his 47 private lenders had ever heard of private money or self-directed IRAs, showcasing the power of education in building investment partnerships.
Timestamps:
00:00 Flipping houses in smaller markets
05:13 Facing a financial crisis
09:42 Separating opportunity from funding requests
10:42 Explaining self-directed IRAs
13:45 Pitching investment opportunities
19:14 Managing multiple renovation projects
21:12 Introducing private lending concepts
25:42 Using private money for real estate
28:11 Finding Off-Market Property Deals
30:38 AI service evaluates property distress
34:09 Cold calling for property leads
38:58 Using AI for lead generation
41:26 Using AI for lead follow-ups
44:36 AI’s Impact on Job Markets
48:12 Getting Jay Conner’s free book
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
https://www.jayconner.com/MoneyReport
Join the Private Money Academy:
Get The Private Money That Funds Your Deals (WITHOUT Banks, Credit Or Your Own Capital) Unlock the Proven System That Helps Investors Raise
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
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
Hav
Apple Podcasts:
Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
Overcoming Fear and Gaining Confidence in Raising Private Money
***Guest Appearance Credits to: https://www.youtube.com/@pathofpro “Private Money Explained: How Ordinary People Fund Million-Dollar Deals
***Guest Appearance
Credits to:
https://www.youtube.com/@pathofpro
“Private Money Explained: How Ordinary People Fund Million-Dollar Deals | Ep 55 Path of Progress”
https://www.youtube.com/watch?v=oSOxyfqOXp4&t=39s
The conversation focused on the critical role of private money in real estate investing, highlighting not only the technical aspects of raising capital but also the mindset and strategies that lead to success. Several points were raised, including the journey from traditional bank financing to building a thriving business rooted in private lending, and the importance of confidence, education, and serving others in this process.
Breaking Free From Traditional Financing
A key theme that emerged was the challenge and limitations of relying on traditional bank loans to fund real estate deals. Early in the discussion, it was revealed that institutional lending can be unreliable, as lines of credit can be shut down without warning, regardless of credit history or business track record. This pivotal moment forced a shift toward discovering and mastering private money, which became the foundation for a more flexible, resilient business model.
The Power of Networking and Education
The discussion explored how essential networking and continual education are in real estate. One concept discussed was the move from operating in isolation for the first six years to realizing the power of mastermind groups, conferences, and community. Exposure to new ideas—such as creative financing, lease purchases, and raising capital from private lenders—came from stepping out of the comfort zone and actively engaging with other professionals. This transformation didn’t just result in new financial strategies, but also a substantial mental shift: confidence replaced fear, and teaching replaced selling. The conversation highlighted that by educating people in one's network about the opportunities in private lending—without desperation or pitching specific deals—trust and rapport are built, setting the stage for long-term, mutually beneficial relationships.
Separating Education from The Ask
Several points were raised, including the need to separate the educational conversation from specific investment requests. The process is about providing value first—explaining the security of asset-backed lending, the structure of promissory notes and deeds of trust, and how private lenders are protected by conservative loan-to-value ratios. When investors understand the opportunity and feel informed, the actual process of funding a deal becomes straightforward and pressure-free. Desperation, it was noted, has a “smell” to it. Rather than approaching potential lenders with a deal that needs urgent funding, real estate investors are urged to build a queue of interested, pre-educated lenders who are ready to invest when an appropriate deal arises. This approach not only builds confidence but ensures speed and certainty in deal-making.
Timestamps:
03:22 Transition from mobile homes to flipping
08:45 Learning about private money
12:37 Navigating financial crises in real estate
15:55 Private money real estate strategies
18:46 Using lazy money for investment
23:11 Protecting private lenders in real estate
24:08 Understanding private lending basics
30:07 Setting up a self-directed IRA
31:39 Securing Funding from Alex
34:28 Setting minimum investment amount
37:34 Overcoming fear in real estate investing
40:43 Approach to Private Lender Meetings
45:01 Managing private lender queue
47:17 Talking to private money lenders
50:16 Closing real estate deals quickly
54:59 Joining mastermind groups
57:45 Download the free script PDF
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
https://www.jayconner.com/MoneyReport
Join the Private Money Academy:
Get The Private Money That Funds Your Deals (WITHOUT Banks, Credit Or Your Own Capital) Unlock the Proven System That Helps Investors Raise
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
https://www.JayConner.com/MoneyPodcast
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
Hav
Apple Podcasts:
Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
#realestate #privatemoney #JayConnerMark Monroe is the founder and principal of TI Assets LLC. A Cancer Survivor. #1 Best Selling Author ” C
Why Creative Financing Matters in Today's Market with Mark Monroe
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
WHY DO SOME PEOPLE ALMOST ALWAYS MAKE MONEY IN REAL ESTATE? The answer is simple: private money!
Mark Monroe is the founder and principal of TI Assets LLC. A Cancer Survivor. #1 Best Selling Author ” Creative Real Estate Investing”. At the age of 24, Mark turned his career to Real Estate Banking & Investing. For over 30 years, Mark completed real estate & business transactions totaling over $500 million.
During this time, Mark also founded several businesses within multiple sectors, including real estate finance, land development, small business lending, and advertising. Mark’s wealth of knowledge and experience in the industry is unrivalled.
He is directly involved with all aspects, including real estate acquisition, disposition, and building business. Mark’s primary role is Investor Relations & Acquisitions. Due to Mark’s vast experience as an active investor himself, he is able to see transactions through the investors’ eyes, allowing him to help his clients achieve the most lucrative financial success.
Mark’s strengths as a business and financial expert work in perfect harmony with partners and ensure that we generate maximum returns. Mark has dedicated a portion of his spare time to supporting and mentoring Real Estate investors, business owners, and investing people.
Jay’s new book: "Where to Get the Money Now"
It is available FREE (all you pay is the shipping and handling) at
Discover How To Get Unlimited Private Money For Your Real Estate Deals … Without Relying on Traditional (or Hard Money) Lenders Discover How
What is Private Money? Real Estate Investing with Jay Conner
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his own money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
Hav
Apple Podcasts:
Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
Facebook:
Jay Conner - The Private Money Authority, New Bern. 10,760 likes · 5 talking about this. go.jayconner.com/fastmoney
#realestate #privatemoney #JayConnerFull-time Fire CaptainReal Estate MentorOut-of-State Rental Portfolio CoachBrian Waters is a full-time F
Get Your First Out-Of-State Rental Property In 30 Days with Brian Waters
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
WHY DO SOME PEOPLE ALMOST ALWAYS MAKE MONEY IN REAL ESTATE? The answer is simple: private money!
Full-time Fire Captain
Real Estate Mentor
Out-of-State Rental Portfolio Coach
Brian Waters is a full-time Fire Captain in Los Angeles, a real estate investor, mentor, and coach at The Rental Property Playbook.
In just 4 years, Brian built a $4.5M rental property portfolio with 25 rental properties while teaching others how to build out-of-state long-term rental portfolios.
He has raised over $1M in private money for deals and is passionate about helping busy professionals create more freedom through real estate. Brian is also a BiggerPockets Convention 2026 speaker.
Timestamps:
00:00 Building a rental portfolio remotely
05:47 Overcoming emotional real estate investing
08:48 Finding a mentor in real estate
11:46 Finding a Reliable Property Manager
15:15 Following other investors' footsteps
18:20 Dealing with real estate hurdles
22:21 Raising Capital Without Desperation
24:05 Overcoming obstacles in real estate
26:59 Impact of private lending on retirees
28:46 Connect with Brian Waters
https://www.instagram.com/mr.brian.waters
https://www.facebook.com/mr.brian.waters
30:39 Encouraging to share the episode
Jay’s new book: "Where to Get the Money Now"
It is available FREE (all you pay is the shipping and handling) at
Discover How To Get Unlimited Private Money For Your Real Estate Deals … Without Relying on Traditional (or Hard Money) Lenders Discover How
What is Private Money? Real Estate Investing with Jay Conner
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his own money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
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Apple Podcasts:
Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
Servant Leadership in Lending: Lessons on Attracting Private Capital with Jay Conner
***Guest Appearance Credits to: https://www.youtube.com/@eXpRealty “Real Estate Success: From Bank Rejection to $2M in 90 Days | Jay Conne
***Guest Appearance
Credits to:
eXp Realty is a full-service real estate brokerage providing 24/7 access to collaborative tools, training, and socialization for real estate
“Real Estate Success: From Bank Rejection to $2M in 90 Days | Jay Conner’s Private Money Blueprint”
If you’ve ever faced the sudden loss of traditional funding as a real estate investor, you know the feeling: panic, frustration, and a moment of reflection about how to keep your business alive. This was the pivotal moment Jay Conner faced back in January 2009 when his long-standing line of credit was suddenly withdrawn—no warning, no backup plan. Yet rather than accept defeat, he pivoted to a new way of thinking: attracting private money.
In the recent episode of the Raising Private Money podcast, Jay Conner joined Leo Pareja and shared the strategies and mindset shifts that not only saved his business but helped it thrive beyond what traditional financing could ever offer.
Shifting the Mindset: From Begging to Teaching
Jay’s first lesson is all about mindset. Too often, real estate investors approach raising capital with a sense of desperation, especially when a deal is at stake. As Jay puts it, “Desperation’s got a smell to it. The worst time in the world to be looking for private money is when you need it for a deal.” To avoid this, he reclassifies the investor from a beggar to a teacher—someone who introduces a new opportunity to people unaware of the world of private lending.
Rather than chasing, persuading, or begging for money, Jay advocates for leading with a servant’s heart, exposing your network to the concept of private money, and teaching them what you offer well before you have a deal on the table. The secret sauce is to build relationships first and teach the program, not pitch individual deals. This approach means the money is ready and waiting, removing stress and shifting the power dynamic in your favor.
Structuring the Conversation
So, what does a real-life conversation look like? Jay suggests starting with your own network—people you go to church with, friends, family, and anyone with whom you already have trust. As he recounted, he approached a friend at church not to ask for money directly, but to ask for help referring others who might be dissatisfied with their investment returns. This “I need your help” approach piques curiosity and often leads to the person wanting to get involved themselves.
When they show interest, avoid the mistake of giving away all the details at once. Instead, share just enough to get them intrigued (“greed glands swelling,” as Jay jokingly calls it), then sit down to teach them about the program: interest rates, security, and how their investment is protected. Only after they understand and are excited do you bring them a deal, using Jay’s “good news phone call” script—a confident, matter-of-fact notice that their money can now be put to work.
Building a Pipeline: One-on-One and Group Presentations
Jay emphasizes that your initial private lenders often come from one-on-one conversations, but scaling up requires a broader approach. He suggests hosting “private lender luncheons,” inviting people in your network to a group presentation where you teach the opportunity and answer questions, all without pitching specific deals. With this method, you can attract substantial sums—Jay raised nearly a million dollars from just one luncheon.
Additionally, using educational audio recordings, brief and tantalizing, can spur potential lenders to reach out to you, saving you from the traditional chase. Sharing insights about tax-free returns with self-directed IRAs is another way to open conversations and provide real value.
Adapting Strategy to the Market
The exit strategy for your deals—whether BRRRR, flipping, or lease-purchase—depends on current market conditions. Flexibility and market awareness give you more options to produce returns for your private lenders, maintaining their trust and excitement in continuing to invest with you. Final Takeaway
The best time to raise private money is before you need it. By serving and educating your network, you create a pipeline of ready funds and lifelong relationships, allowing you to move quickly and confidently on opportunities. Jay Conner’s journey is proof that when traditional financing dries up, a shift in mindset and a focus on relationships can unlock a world of private money—and take your business to the next level.
For more in-depth strategies, check out Jay Conner’s book, podcast, or even attend his live events—details are available through his site and podcast channels.
10 Discussion Questions from this Episode
How did losing access to traditional bank financing act as a catalyst for discovering private money strategies in the stories shared?
What are the key differences between raising private money and securing funding from traditional institutions, as explained in the episode?
Why is it important to separate teaching about the opportunity from pitching individual deals to potential private lenders?
How does approaching private lender relationships with a “servant’s heart” impact the results, according to the speaker’s experience?
What are the main steps involved in the process of raising private money as described in the episode?
How does mindset influence success when seeking and managing private lender relationships?
The episode detailed a “good news phone call” script—what makes this approach effective in securing private funding?
What role does networking within your existing community and contacts play in sourcing private lenders, based on the examples given?
How should real estate investors adapt their exit strategies—like flipping versus holding—based on current market conditions?
What strategies for sourcing off-market deals were outlined, and how can investors apply these in today’s environment?
Fun facts that were revealed in the episode:
The “Good News Phone Call” Script
One of the most successful techniques described for raising private money is the use of a “good news phone call.” Instead of asking if someone wants to fund a deal, the call is simply to inform them their money is ready to be put to work—a strategy that builds excitement and anticipation for the opportunity.
Private Lender Luncheons Yield Big Results
A single private lender luncheon—featuring lunch at a local oceanfront club and a PowerPoint teaching session—brought in $969,000 in pledges, showcasing the power of group education over individual pitching.
Curiosity Builds Commitment
Handing out a simple 16-minute audio recording, which purposefully never shares interest rates or deal details but just piques curiosity, converted an acquaintance into a $650,000 private lender—demonstrating that intrigue can be one of the best tools in raising funds.
Timestamps:
00:00 Starting with traditional financing
04:10 Line of credit closed unexpectedly
07:50 First real estate seminar experience
13:14 Mindset and teaching private lenders
17:17 Telling Wayne about investment opportunities
18:06 Discussing interest rates with Wayne
22:29 Leo is eager to fund the deal
26:10 Introducing Private Money Concept
30:02 Shifting from lease to flip houses
32:52 Lender wants profit participation
36:25 Using Google and private money in real estate
38:36 Offering a free real estate book
Private Money Academy Conference:
Get The Tools, Scripts, & Blueprints To Confidently Fund Every Real Estate Deal You Want
Free Report:
https://www.jayconner.com/MoneyReport
Join the Private Money Academy:
Get The Private Money That Funds Your Deals (WITHOUT Banks, Credit Or Your Own Capital) Unlock the Proven System That Helps Investors Raise
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
https://www.JayConner.com/MoneyPodcast
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
YouTube Channel
Raising Private Money For Real Estate - Jay Conner
#privatemoney
Money Academy Conference: https://www.jayconner.com/learnrealestate/
Hav
Apple Podcasts:
Investing Podcast · Updated Daily · Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to f
