***Guest Appearance

Credits to:

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

"Jay Conner’s Secret to Funding Deals Without Banks – David Olds"

https://www.youtube.com/watch?v=8XCccXH7s3E

If you’re a real estate investor—or have considered diving into this lucrative world—you’ve probably encountered the question: “How do I get the money to fund my deals?” For many, the answer has always involved banks, stern loan officers, and stacks of paperwork. But Jay Conner, a legendary investor and coach, has made it his mission to show that there’s a better, easier, and more empowering way: private money.

From Bank Roadblocks to Private Lending Breakthroughs

Jay’s story is relatable for anyone who’s ever found themselves at the mercy of institutional lending. For six years, he did what most investors do: went to the bank, provided loads of documentation, and hoped for approval. That all changed in January 2009, when his longtime banker informed him—unexpectedly and without warning—that his line of credit was closed, a casualty of the global financial crisis.

This pivotal moment forced Jay to ask himself an incredibly powerful question: “Who do I know that can help fix my problem?” This shift in mindset (a lesson in itself!) led him to discover the world of private money lending.

Teaching, Not Pitching: The Secret Sauce

Unlike traditional approaches, Jay never asks for money or pitches deals outright. His strategy? Education first. By donning his “teacher hat,” Jay introduces friends, acquaintances, and community members to the concept of private lending—including strategies using self-directed IRAs to lend money to investors for real estate deals. Most of his lenders had never heard of private lending or self-directed IRAs until Jay explained it—showing that sometimes the best deals come from simply educating those around you.

The teaching approach does more than inform; it removes desperation from the equation. As Jay humorously puts it, “Desperation’s got a smell to it.” Instead, he shares the opportunity in a relaxed, informative setting, such as a private luncheon, where people can learn and ask questions. At one such luncheon, he garnered nearly a million dollars in pledges.

No Applications. No Begging. Just Win-Win Solutions.

Jay flips the traditional money-chasing script. Rather than applying for a limited resource, he positions private lending as an opportunity—a way for others to earn high, predictable returns (often between 8-10%) with their idle cash or retirement accounts. There are no complicated forms or credit pulls; he’s offering others a service, not asking for favors.

New private lenders aren’t bombarded with jargon or pressured to commit. Instead, Jay explains the process in simple terms, answers questions, and only talks deals once a lender is fully on board. Many of his lenders started with modest sums and, after seeing the results, increased their investments, sometimes doubling their original pledges.

Expanding Beyond Your Network

What if you run out of friends and family to approach? Jay recommends getting involved with local networking groups, such as Business Networking International (BNI), Rotary Clubs, and your local Chamber of Commerce. These settings not only build your professional circle but also expand your reach to potential lenders looking for stable, above-average returns.

Managing Private Money Responsibly

As your pool of private funds grows, another good problem arises: keeping everyone’s money working. Jay’s solution is to give new lenders priority on new deals, sometimes refinancing existing properties to put fresh money to work. He leverages strategies like substitutions of collateral—swapping out properties securing a lender’s note—to ensure all

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