Raising Private Money with Jay Conner

If you’ve ever wondered how to raise serious private money for real estate—even if you’re starting from scratch—you’ll find real inspiration and specific tactics in the success story of Tim Benskin. On a recent episode of the Raising Private Money podcast, host Jay Conner sat down with Tim to unpack his journey. Tim, a member of Jay’s mastermind group, has already raised $940,000 in private money in less than a year, funding twelve deals since October 2023—all without using a single dollar of his cash.Here are the game-changing takeaways from Tim’s experience and why they’re so actionable for anyone wanting to break into raising private money. Private Money Isn’t About Selling—It’s About TeachingOne of the standout points in Tim’s story is his approach to attracting private lenders. He doesn’t pitch or “sell” anyone. Instead, he takes pride in wearing a cap that says “Private Money Teacher,” because that’s exactly what he does—educates people about the opportunity for them to earn better returns on their money.Most of Tim’s lenders had never even heard of private lending before. Some had their money sitting in savings accounts, earning modest interest, or in IRAs, but had no idea they could use those funds to lend on real estate. By patiently explaining the process and benefits, Tim creates trust and interest. The conversation is about helping, not selling, and that servant’s heart approach makes all the difference. Confidence Comes from PreparationTim and his wife Robin started by joining Jay Connor’s mastermind and immersing themselves in learning. They spent the first three months simply absorbing everything about raising private money. This education gave Tim the confidence to talk to potential lenders—with zero desperation or uncertainty.A key lesson Tim shares: line up the money before you line up the deals. Having committed funds in advance lets you make more offers and move decisively, which is impossible if you’re scrambling for financing after finding a property. For Tim, this was the difference between sitting on the sidelines and closing twelve deals in under a year. Your Network Is Full of Potential Lenders (Even if They Don’t Know It Yet)Tim’s first lender was a longtime friend and fellow church member. The introduction came through casual conversation, followed by inviting him to a webinar about private lending. The friend happened to already have a self-directed IRA—something Tim learned only by asking questions and listening.The lesson? Don’t pre-judge or “pre-qualify” people based on assumptions. Many in your social and professional circles could become private lenders if you simply share what you’re doing and offer to teach them more. Tim’s story started with a breakfast meeting and a willingness to discuss his business openly—no hard sell necessary. Deal Structure: Win-Win for Both SidesFor his first deal, Tim purchased a distressed property in Rockford, Illinois, for $125,000, putting in $80,000 for renovations. The home’s value after improvements was around $250,000–260,000. Rather than flipping the home immediately, Tim found renters—again, through connections from his community—who take excellent care of the property.His private lender is more than happy with solid returns that far exceed CD rates, all secured with real estate. The lender has earned nearly $20,000 in interest so far, with no roller-coaster stock market risks and no hidden fees. Growth Through Education and ConsistencyTim readily admits he started as an introvert, not a natural networker. But by consistently sharing what he knows, holding “lunch and learn” events, and always leading with education, both his confidence and his pool of lenders have grown. He emphasizes the tortoise-wins-the-race mentality—con

***Guest AppearanceCredits to:https://www.youtube.com/@thehustleandgrind "From Crisis to Opportunity with Jay Conner"https://www.youtube.com/watch?v=NNMrBDzu4Tk For many real estate investors, securing funds is the biggest hurdle between a great deal and realizing their financial dreams. Most head to the bank, grovel over loan terms, expose every aspect of their financial lives, and play by the bank’s ever-changing rules. But what if there were another way—one where you set the terms and build a truly resilient business? On a recent episode of Raising Private Money, Andrew Chesnutt sat down with Jay Conner, a private money maven who transformed a funding crisis into a multi-million-dollar real estate machine.The Crash That Changed EverythingJay’s story is a timely reminder that business growth rarely happens when everything is easy. In 2009, after six years of steady real estate deals funded the traditional way, Jay’s banking lifeline was suddenly severed. The 2008 financial crash had prompted his banker to pull the plug on his line of credit overnight—leaving Jay with two properties under contract that represented over $100,000 in potential profit, but with no funds to support them.That moment of crisis posed a question every entrepreneur can relate to: Who do you know that can help fix your problem? For Jay, a call to a friend turned him on to the world of private money—individuals willing to invest directly in real estate deals for secure, healthy returns.Building a System Without Begging for CashJay’s biggest breakthrough came when he realized he didn’t have to beg for money or pitch risky one-off deals. Instead, he created a private lending program with clear rules: an 8% interest rate, no origination fees, and loans never exceeding 75% of a property’s after-repair value. He started teaching those in his network—church members, Rotary Club friends, local professionals—about how they could earn high, safe returns by becoming private lenders. Importantly, he focused on education, not desperation. “Desperation has a smell,” Jay points out. Building trust before you need the money puts you in the driver’s seat.Once a relationship and understanding exist, funding deals become a matter of making what Jay calls the “great news phone call.” Instead of a hard sell, Jay simply calls to let his lender know there’s an opportunity to put their money to work in a secured deal. This calm, methodical approach has allowed Jay to raise millions in private funding—with 47 private lenders at last count—all without pitching or pleading.Why Private Lenders Love ItWhy are private lenders so eager to work with Jay? He cites three main reasons:Higher Returns: Compared to certificates of deposit (CDs) or most traditional options, that 8% fixed rate is unbeatable and often more stable than the stock market roller coaster.Security: Notes are collateralized against real estate, private lenders are named on insurance policies, and safeguards are in place in case of emergencies.Predictability: Unlike the volatility of 401(k)s or mutual funds—where most investors can’t even quote their exact returns—private lenders know precisely what they’ll earn, with no hidden fees or commissions eroding their gains.Creative Financing Adds More FlexibilityPrivate money is just one tool. Jay and Andrew discuss layering creative financing: combining private loans with strategies like “subject-to” purchases, seller financing, and even structuring first-position loans across multiple investors. These methods increase deal-making flexibility, help investors pivot if challenges arise, and offer lenders more options and comfort.Final Takeaways

***Guest AppearanceCredits to:https://www.youtube.com/@DavidOldsREI "Jay Conner’s Secret to Funding Deals Without Banks – David Olds"https://www.youtube.com/watch?v=8XCccXH7s3EIf 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 BreakthroughsJay’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 SauceUnlike 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 NetworkWhat 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 ResponsiblyAs 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

If you’ve ever wondered what really propels industry leaders like Tony Robbins, Robert Kiyosaki, or T. Harv Eker into global recognition, you’ll be fascinated by the insights of George Wright III. Featured recently on the “Raising Private Money” podcast with Jay Conner, George pulls back the curtain on prosperity principles and the actionable blueprint behind lifetime success—not just for world-renowned names, but for everyday entrepreneurs looking to unlock their own authority.Authority Is More Than AttentionOne of the first and most eye-opening points George shares is that too many entrepreneurs chase attention, mistaking visibility for authority. In today’s digital world, where anyone can promote themselves online, true authority—being a recognized, trusted expert within your niche—demands strategy.“People don’t remember what you did on social media last week,” George notes. Authority, he stresses, is a blueprint—a proven, strategic approach that positions you not only as a thought leader but often a celebrity in your field. Unlike fleeting attention, genuine authority grants you trust, credibility, and a continuous stream of new opportunities.Why Authority Matters—Especially in Crowded MarketsThe online marketplace is saturated. With AI and self-made influencers on every platform, it’s harder than ever to stand out. George argues that the answer isn’t more content, but smarter content—anchored in a clear strategy. When you’re seen as the "go-to" person, you naturally attract business, funding, partnerships, and speaking invitations. Authority gives you what George calls “the speed of trust,” making every business interaction—and transaction—more seamless.Authority isn’t just for raising your profile; it has tangible value. For real estate investors and those seeking private lenders, perceived authority breeds trust. As Jay Conner highlights during their conversation, the single biggest reason people invest (or don’t) is trust. Authority is the mechanism that builds it swiftly.The Proven Blueprint For Building AuthorityGeorge distills years of personal experience and high-level brand-building into a four-step authority formula:Strategy First: Don’t launch blindly. Know your market, craft a compelling message, and identify your ideal audience.Create Authority Media: Get featured on podcasts, in magazines, through interviews. Prioritize “legacy content” like podcasts and blog posts, which remain searchable and relevant for years.Apply Technology and Innovation: Leverage tools for capturing leads, automating outreach, and scaling your brand’s visibility.Promote Relentlessly: Strategic distribution—syndicate your content across platforms, carve out snippets for social media, and continuously expand your reach.George emphasizes that you don’t need a massive budget or years of content creation. Strategic use of podcasts, online media, and networking can amplify your authority efficiently. One guest podcast spot or article can be repurposed into blogs, videos, reels, and more—turning a single hour’s work into hundreds of pieces of content.Practical Steps Anyone Can Take Right NowGeorge’s advice for those just starting: don’t wait for perfection. “Step into the spotlight,” he encourages. Launch a podcast, guest on others, share your expertise via social or traditional media. The consistency of action counts far more than production polish. Today’s reality TV culture rewards authenticity.He also reveals the “mirror effect”: people trust names they keep encountering, even if only in passing. Visibility breeds familiarity, and familiarity builds trust. That’s why saturation—within your target niche, not the whole world—is critical.Measuring Your AuthorityUltimately, authority must translate to results: more leads, deals, and conversions. George’s team conducts “au

What would you do if, overnight, your job disappeared, your income ran dry, and the bills started stacking up? For many, this scenario would trigger panic and uncertainty. But for Chad Harris, it was the catalyst for a life-changing journey into real estate investing, fueled not by bank loans or personal savings, but by the power of private money.On a recent episode of Raising Private Money with Jay Conner, Chad Harris shared his journey from being broke and jobless—with a family health crisis on his hands—to building an impressive real estate portfolio of fifty rental properties, all done without a single cent from traditional banks. Here are some of the core principles he shared that can help anyone looking to build real wealth through real estate using private money. Embrace the Commitment FirstChad Harris’s story begins at rock bottom: freshly back from an overseas job, with no house, no car, mounting medical bills, and a family to support. But instead of backing down, Chad committed to becoming a full-time real estate investor. Here’s the first powerful lesson: success starts with a decision. Before you can raise money, structure deals, or scale your business, you must fully commit to your vision. As Harris puts it, “If you are committed to it, you can figure out a way to overcome any obstacle.” Real Wealth is Built by Serving OthersA common misconception about raising capital is that you need to ask, beg, or sell yourself. Chad and Jay both reject this approach. Harris draws from his background in ministry, where he learned the art of inviting people to participate in something impactful—not just for himself, but for the other party as well. The principle here is simple but profound: focus on serving the needs of potential lenders. Many people want to get involved in real estate but lack time, expertise, or confidence. By offering them a chance to invest as private lenders—earning solid returns, secured by real estate—you’re fulfilling their needs as much as your own. Start Conversations, Don’t SellBoth Chad and Jay stress the importance of natural, genuine conversations over hard sales tactics. Rather than “pitching” investments, Chad shares what he’s doing and allows curiosity to drive the next steps. For example, he likes to say, “We buy ugly houses, fix them up, rent them to great families, and share the profits with people we know instead of the bank.” This sparks genuine interest and invites people to ask for more details, creating a comfortable, non-pushy way to introduce private money lending. Structure for Win-Win OutcomesEarly on, Chad thought he had to offer the highest possible interest rates and fast payback terms to incentivize lenders. But over time, he realized that conservative, consistent returns—like 8% annual interest—were more attractive to most private lenders, who equate high returns with higher risk. By structuring deals that offer solid returns along with the safety and predictability private lenders seek, he created lasting relationships and repeat business. Ordinary People, Extraordinary PotentialOne takeaway that Chad and Jay emphasize is that private lenders are ordinary people—teachers, retirees, professionals—looking for better, safer returns than the stock market or CDs. As real estate investors, we’re uniquely positioned to help them achieve their goals while building our portfolios. Mindset Is EverythingThe key mindset shift? Stop thinking of yourself as a “borrower”—start seeing yourself as a “private money teacher.” You’re not asking for favors; you’re providing valuable opportunities. This shift not only boosts your confidence but also attracts people who want to learn and partner with you.ConclusionChad Harris’s journey is

***Guest AppearanceCredits to:https://www.youtube.com/@HuttyBuddy "Unlocking Private Money in Real Estate: A Deep Dive with Jay Conner"https://www.youtube.com/watch?v=sodvbLMRnkI   In today’s highly competitive real estate market, one question continues to baffle both new and experienced investors: Where do you obtain the funds to consistently finance deals—especially when banks and traditional lenders pull back? For Jay Conner, famously known as "The Private Money Authority," the answer is both simple and revolutionary: private money.On a recent episode of Kevin Hutty’s show, Jay shared his captivating journey from banking dependency to raising over $8.5 million in private money, plus practical tips for anyone eager to break free from the whims of institutions. If you’ve ever dreamed of funding your real estate deals without begging banks or battling red tape, Jay’s story offers both inspiration and a blueprint for success.The Turning Point: From Bank Cutoff to OpportunityJay started as most do—relying on banks, jumping through hoops, and feeling at their mercy. All that changed in 2009. In the aftermath of the financial crisis, his trusted banker abruptly cut off his line of credit, despite years of flawless payment history and a stellar credit score. The common advice that every problem is an opportunity felt trite—until Jay turned it into one.Instead of resorting to panic, Jay asked himself, “Who do I know that can help fix my problem?” This led him to a friend already using private money. That friend introduced him to the world of self-directed IRAs and private lending—individuals who invest their own capital or retirement savings in real estate, outside of Wall Street’s volatility.The Mindset Shift: You’re Offering an OpportunityJay’s approach to private money is refreshingly different. Forget the clichés of begging, selling, or pitching deals. The real key is education. Jay explains, “Own the real estate between your ears.” Shift your mindset from supplicant to opportunity provider. You’re not asking for money—you’re offering an exclusive investment.The process starts by separating teaching from asking. He shares the “good news” phone call script with would-be lenders—never pitching a deal, but rather informing them of an opportunity their funds are suited for. This transparency and respect for the lender’s position have enabled Jay to build a network of 47 private lenders, none of whom had even heard of private lending before he educated them.How Private Money Works in PracticeSkeptics may wonder: “Is it possible to buy property without any of your own money?” Jay lays out a crystal-clear example:Consider a home with an after-repair value (ARV) of $200,000. Suppose the purchase price is $100,000, and the rehab will cost $35,000. Jay borrows 75% of ARV ($150,000) from a private lender. At the closing table, $100,000 goes to the seller, $35,000 covers rehab, and Jay walks away with a $15,000 buffer—for carrying costs or as a cushion—without ever dipping into his funds. When the house sells for its full value, everyone profits, and the investor’s cash flow remains strong.Systematizing and Scaling with TechnologyToday, Jay spends less than 10 hours a week on his business, thanks to smart automation and delegation. His CRM automatically follows up with leads; AI tools send timely texts; his acquisitionist manages seller conversations and negotiations; and detailed processes ensure he only focuses on value-add decisions. This frees up more time to scale, strategize, and, as he puts it, "lead with a servant's heart."Key Takeaways for Aspiring InvestorsMindset is everything: You’re not begging—you’re presenting an

***Guest AppearanceCredits to:https://www.youtube.com/@Kevin98270 "MDR Podcast #356 - Jay Conner"https://www.youtube.com/watch?v=VD6wnmVYLp4&t=4s   In the fast-paced world of entrepreneurship, we’re often told that success is a solo journey fueled by hustle, strategy, and a pinch of luck. But as we’re reminded in the recent episode of the Million Dollar Relationships podcast featuring Jay Conner and host Kevin Thompson, the true secret sauce lies in real, authentic connections and staying true to who you are.Starting with AuthenticityRight from the outset, Jay Conner sets the tone by sharing his core values — not shying away from his faith or his deep belief in authenticity. He laughs at the old speaker's school advice to "never talk politics or religion." For Jay, the most valuable relationships are built on truth and transparency. “Be who you are,” he says, not just for audience approval, but to build bonds with people who share your values.Jay’s journey was influenced early on by his father, Wallace Conner, who told him, “Don’t try to be your dad. You be your person.” That lesson only truly clicked for Jay when, in his twenties, trying to mimic others didn’t deliver results. Authenticity, he realized, is magnetic — it opens doors and forges lasting connections.The Power of Asking ‘Who Do You Know?’The heart of Jay’s entrepreneurial story is a pivotal crisis in 2009. After building a thriving real estate business by relying on traditional bank funding, his credit line was abruptly cut off during the global financial crisis. Instead of throwing in the towel or feeling victimized, Jay asked himself a powerful question: “Who do you know that can help fix your problem?”That question led him to a friend, which led to learning about private money lending from Ron LeGrand — a move that fundamentally transformed both his business and his ability to serve others. In less than 90 days, Jay raised over $2 million in private money, more than double what he’d been able to borrow from the bank before. What began as a setback blossomed into a new opportunity, all because of his relationships and willingness to seek help.Paying It Forward: Building ImpactJay’s story doesn’t stop at personal gain. Inspired by his success and a bit of entrepreneurial boredom, he reached out to his mentor, Ron LeGrand, for advice on what to do next. Ron pushed Jay to start teaching others, which launched his own coaching and information business focused on helping real estate investors raise private capital. This new direction not only satisfied his creative drive but also led him to impact thousands of investors — and by extension, the families and communities they support.As Jay and Kevin note, their mutual connections with industry giants like Ron LeGrand, Joe Polish, and Dan Kennedy show that every success story is interwoven with others. Sharing wisdom, offering opportunities, and supporting each other creates a multiplying effect of impact.From Success to SignificanceBoth Jay and Kevin stress the importance of moving from “success” — personal achievement and financial gain — to “significance,” which is about making a meaningful difference in the lives of others. As entrepreneur Zig Ziglar famously said, “You can have everything in life you want, if you will just help enough other people get what they want.” It’s a philosophy Jay lives by daily, whether through one-on-one mentorship or his highly-rated "Raising Private Money" podcast.Final Takeaways: Start What’s Stirring in Your HeartJay ends with a compelling challenge: “What is stirring in your heart to start?” Whether you’re facing a setback, feeling unfulfilled, or looking for your next move, the answer ma

***Guest AppearanceCredits to:https://www.youtube.com/@michelleperkins-limitfreel2446 "Episode 169: Unlocking Wealth: The Power of Raising Private Money"https://www.youtube.com/watch?v=gf8y37moYos   When it comes to real estate investing, funding is often the biggest hurdle. Most new and seasoned investors alike have stories of navigating the strict requirements of banks, gathering painful piles of paperwork, and still facing rejection or unexpected closures of credit lines. But what if there was a way to access money for your real estate deals without begging banks, risking your assets, or making desperate pitches?Private Money: An Alternative PathOn a recent episode of the “Raising Private Money” podcast, Michelle Perkins sat down with real estate investor Jay Conner, who shared his journey from being “owned by the bank” to raising millions in private funding. When Jay started in real estate back in 2003, he was convinced that banks were the only way to finance investments. He soon found out how vulnerable he was when his trusted banker shut down his credit line overnight, leaving him scrambling to fund two projects.Jay’s turning point came when he discovered the concept of “private money,” which involves borrowing directly from individuals—not institutions—who are seeking higher, safer returns for their investment capital or retirement funds. With clear enthusiasm, Jay described private money as “where an individual just like you or me can take their investment capital, loan the money … and repay them high rates of return safely and securely.”Changing Your Money MindsetBoth Michelle and Jay agreed that the journey to financial freedom in real estate begins in the mind. Jay is a big believer that “until you own the real estate between your ears, it’s going to be hard to own real estate” in any other sense. Many people are constrained by their beliefs about money and investing, sometimes without even realizing it. If the traditional banking system has left you wary or you feel unqualified to approach “sophisticated” lenders, you’re not alone.Jay emphasized that private lenders are everyday people: retired teachers, former police officers, small business owners, and even teenagers who inherited funds. Most of his 47 private lenders had never heard of private real estate loans or self-directed IRAs until he put on his “teacher hat” and explained the opportunity.How to Attract Private MoneyOne of the biggest misconceptions Jay highlighted is that raising private money requires you to be a slick salesperson. Desperation has a “smell,” and people are naturally repelled by it. Jay’s approach is radically different: lead with value, teach others about the opportunity, and avoid traditional selling.He shared his exact script for working with new lenders: after teaching the basics and identifying someone interested, he simply informs them when a deal is ready to be funded. “I have great news for you. I can now put your money to work. I have a house under contract …” and then provides the details. There’s no high-pressure pitch or fearful plea—just a professional, service-oriented process.The Win-Win of Private LendingWhat’s in it for the lenders? Many people are frustrated with the paltry returns from savings accounts and the volatility of the stock market. Private lending lets them earn competitive, even “insane,” rates of return in a secured way, often backed by real estate. The investor, meanwhile, gets flexibility, speed, and the ability to control deal terms. It’s a win-win.Start Your JourneyJay is passionate about sharing this knowledge, offering his book “Where to Get the Money Now” as a guide for those ready to step off the c

***Guest AppearanceCredits to:https://www.youtube.com/@OurBlackEmpowerment "It's All About the Private Real Estate MONEY - Jay Conner shares on the GetOnCode show"https://www.youtube.com/watch?v=eyPBbR6KMuM  What do you do when your bank unexpectedly closes the door on your real estate deals? For Jay Conner, it was the catalyst for not only building a multi-million dollar business, but also a movement in financial empowerment. In a recent conversation with Seko Varner for the Get On Code podcast—an empowerment platform centered on Black empowerment and wealth—Jay delivered a masterclass on raising private money and the mindset needed to succeed in real estate investing.From Bank Roadblocks to OpportunityJay’s journey began in 2003 with a humble start in eastern North Carolina. For six years, he and his wife Carol Joy relied on traditional banks to fund their house flips. Then, in January 2009, disaster struck: “We’re not loaning money to real estate investors anymore,” Jay’s banker, Steve, told him amid the global financial crisis.Staring down the loss of his funding, Jay asked the pivotal question that changed everything: “Who do you know that can help you with your problem?” This led him to Jeff Blankenship, who introduced him to the world of private money, where individuals, not banks, finance deals. This lesson underscores Jay’s core advice: when you’re stuck, ask better questions and seek connections—your network is everything.Private Money: It’s About MindsetJay is adamant that getting private money is first about owning “the real estate between your ears.” That is, changing your mindset from asking for money to teaching and serving others. Instead of desperately chasing investors, Jay suggests putting on your “teacher’s hat”—educating your connections about how they can get high returns through safe, secured investments in real estate.Most of Jay’s 47 private lenders had never heard of private money or self-directed IRAs—tools that enable individuals to use retirement funds to invest in real estate deals, earning returns tax-deferred or even tax-free. By sharing knowledge and structure—not just asking for cash—he transformed relationships and built trust.The Magic Script and Secret SauceOne of the most actionable parts of Jay's conversation with Seko was his script for approaching potential private lenders:“I have great news for you. I can now put your money to work. I’ve got a house under contract; the funding matches what you have available, and closing is next week. You’ll need to wire funds to my attorney’s trust account, and I’ll send over the details.”Notice what’s missing? There’s no pressure, no desperate pitch. Lenders are brought in before a deal exists, educated on the process, and their comfort and trust are prioritized. “Desperation stinks,” Jay quips, emphasizing that deals go smoother—and faster—when you lead with value.Growing Your Network for CapitalJay identifies three sources for private money: your warm market (people you know), your expanded warm market (business networking, such as BNI), and existing private lenders. But he encourages starting with those you know, especially retirees who may have unused funds and are tired of volatile, low-yield investments. He even shared his favorite openers—sometimes just “I need your help”—to spark curiosity and find partners, not just financiers.It’s a Win-WinJay’s approach goes beyond transactions—it’s about changing lives. He shared heartfelt testimonials from investors whose retirements were transformed by safe, solid returns. His message is clear: real estate investing with private money isn’t just about personal gain. It’s a ripple effect, empowe

***Guest AppearanceCredits to:https://www.youtube.com/@serenaholmesofficial "How To Raise Money For Real Estate WITHOUT Ever Asking For It!"https://www.youtube.com/watch?v=05rF8IgJZWY  When it comes to building wealth through real estate, one of the biggest barriers for both new and seasoned investors is finding the funds to close deals. Traditional financing can be limiting, cumbersome, and unreliable, especially in volatile economic times. That’s why the insights shared by Jay Conner, a veteran real estate investor and private money expert, on the Inspire to Invest podcast are invaluable.Jay’s story is both cautionary and inspiring, highlighting not just how to overcome financial roadblocks but how to future-proof your business for long-term success.From Bank Crisis to Private Money BreakthroughJay Conner began his real estate career in 2003, working alongside his wife in Morehead City, North Carolina—a small market of just 40,000 people. For their first six years, the couple relied exclusively on bank loans to fund their deals, which worked—until it didn’t.Everything changed in January 2009. The global financial crisis struck, and Jay received a call from his banker: his line of credit was gone overnight.Suddenly, with deals under contract and no access to bank lending, Jay faced the very real prospect of business collapse. But rather than giving up, he asked himself a critical question: “Who do you know that can help you with your problem?”That question led him to a conversation with a fellow investor, who introduced Jay to the concept of private money—borrowing from individuals instead of institutions. In less than 90 days, Jay raised over $2 million in private funds, completely transforming his business.Demystifying Private LendingPrivate money isn’t about slick pitches or high-pressure sales. Jay’s approach is rooted in education and integrity. He puts on his “teacher hat” and explains to prospective private lenders exactly how private loans work:Funds are secured by real estate: Each lender receives a promissory note and is listed on the mortgage or deed of trust, protecting their interest.Positions and loan-to-value are carefully managed: Jay never borrows more than 75% of a property’s after-repair value, ensuring a conservative margin of safety.Clear, fair terms: Private lenders receive a straightforward interest rate (for example, 8% in Jay’s case) without junk fees or hidden costs.Transparency and verification: Every deal is closed with an attorney or title company. Lenders are advised to verify that their mortgage is recorded and to review all documents before sending funds.This approach not only safeguards the lender but also builds Jay’s reputation as a trustworthy operator, critical in a relationship-based business.Red Flags and Lessons LearnedJay is candid about the risks and common mistakes in the world of private lending, especially those that have plagued both Canadian and U.S. real estate markets. He cautions against deals where loans aren’t properly collateralized or registered, and warns lenders to “trust but verify.”Jay encourages would-be lenders to always confirm the position of their lien, to never wire money without reviewing documentation, and to be wary of scammers demanding upfront “application fees.” His advice, simply put: if it sounds too good to be true, it probably is.Scaling with Systems—and ServiceOne of the most impressive aspects of Jay’s story is how he leveraged private money to scale his operations. With reliable access to funds, he was able to triple his business during the recession, cherry-picking the best foreclosure opportunities while others s