Jay Conner’s Journey: Tripling Real Estate Profits with Private Money

***Guest Appearance

Credits to:

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

“How Private Money TRIPLED His Real Estate Business | Jay Conner.”

https://www.youtube.com/watch?v=xIDtWayTLWM&t=3625s   

In the ever-evolving landscape of real estate investing, gaining access to funds can often feel like an uphill battle. For Jay Conner, renowned private money expert and seasoned investor, the solution to this challenge comes down to what he calls the most important principle: “the money comes first.” 

Jay’s journey, shared on an insightful episode with Brian Davila on the Raising Private Money podcast, offers invaluable lessons for both new and experienced investors looking to raise private money and build sustainable wealth.

Starting: A Crucial Lesson in Funding

Jay Conner didn’t enter the real estate world with access to private money right away. For the first six years after launching his business in Morehead City, North Carolina—a market with just 40,000 people—Jay relied on local banks and mortgage companies to fund his deals. That changed abruptly in 2009, when he discovered that his line of credit had been unexpectedly revoked. Faced with the threat of losing out on deals and not being able to recover his earnest money, Jay was driven to find a new approach.

Enter private money. Through a recommendation from a fellow investor, Jay learned about this alternative source of funding—friends, family, and acquaintances investing in his deals, backed by solid criteria and security. Within just 90 days, Jay raised over $2 million in private funding and rapidly scaled his business. As Jay Conner emphasizes, losing his bank credit became a “blessing in disguise,” unlocking a faster, more reliable path to funding.

How Private Money Fueled Growth

Jay’s business didn’t just recover; it tripled. By leveraging private money, he was able to close more deals—especially those with sellers requiring all-cash offers. The flexibility and speed that private lenders provided allowed Jay to snap up bank-owned properties and foreclosures during the financial crunch, building long-term wealth through smart, strategic investments.

He stresses a vital wisdom for new investors: “If I knew then what I now know, I would have started with private money.” According to Jay’s data, only 13% of For Sale By Owners are open to creative financing; the vast majority want all-cash buyers. Without private money, investors risk missing out on the lion’s share of opportunities.

Smart Systems for Sustainable Deal Flow

Success in real estate means more than just funding—it’s also about consistent deal flow. In this episode, Jay shares his multi-pronged approach to sourcing deals in a small market:

• Google Ads: Jay runs three campaigns targeting motivated sellers, boasting a low average cost per lead and a high conversion rate. He notes, “On average, I only need five Google Ad leads to buy a house.”
• Foreclosure Letters: With a 57% response rate, Jay’s eight-letter sequence to foreclosure prospects is a standout, made possible by tracking cases at the courthouse and layering motivation (such as inheritance).
• Facebook Ads & Direct Mail: These supplement his funnel with additional off-market leads.
• Networking with Wholesalers: Jay connects directly with local wholesalers, leveraging his status as a cash-ready buyer to close deals quickly.

Why Private Money is Safe—When Done Right

For those hesitant about using other people’s money, Jay offers reassurance. His strict criteria (borrowing up to 75% of after-repair value) create a cushion that protects both the investor and their lenders. He insists private lende