Raising Private Money with Jay Conner

Are you ready to scale your business, attract serious capital, and build true generational wealth? If so, you’re in the right place. In a recent insightful conversation on the “Raising Private Money” podcast, Jay Conner welcomed powerhouse entrepreneur and money strategist Dr. Susie Carder. Dr. Susie is a self-made millionaire who has built and sold ten multi-million dollar businesses, including an eight-figure exit, and has raised millions in private capital. She’s worked with big names like Lisa Nichols and Paul Mitchell, but her genius lies in transforming ordinary entrepreneurs into wealth builders.Here are the key lessons and actionable strategies any entrepreneur can use to power profits and scale to eight figures. Systems, Team, and Confidence Are Non-NegotiableThe road from $1M to $10M isn’t just about hustling harder—it’s about building smart systems, assembling a reliable team, and, maybe most importantly, developing the confidence to lead and attract capital.Dr. Susie shared, “Business doesn’t have to be hard, but it does have to be strategic.” Too often, founders stay stuck “trading time for money.” Real growth kicks in when you have repeatable systems and people in place so the business can run without you. This is what investors are truly looking for—an operation that’s not dependent on a single individual. Raising Money is About Relationships, Not Just NumbersOne of the episode’s most memorable takeaways? “Banks look at your credit. Private lenders look at your character.” According to Dr. Susie, private money is first and foremost about credibility and trust. Investors want to know: Are you someone they can believe in? Do you keep your word? Have you built success—even if in a different field?If you’re new to raising capital, borrow credibility from your network, mentors, or partners. Build a “badass list” of your past accomplishments and experiences for yourself and, when it’s relevant, for potential lenders. Don’t go it alone—bring in a board of advisors who can speak to your strengths.Dr. Susie argues that raising money isn’t about money at its core—it’s about your confidence and your vision. “Raising money is not about money, it’s about your confidence,” she shares. When she exuded absolute belief in her project, it once secured her a $250,000 investment on the spot. If you falter, investors falter. Own your expertise and be bold in what you’re building. Clarity, Not ComplexityAnother golden nugget? “Investors don’t invest in confusion. They invest in clarity.” Entrepreneurs sometimes over-explain, using jargon or complicated spreadsheets to compensate for nerves. But the best deals are those you can explain in simple terms—a single page should do it!Focus on what, why, and how:What are you doing?Why is it needed?How will you deliver results for your investors?Most private lenders are not Wall Street experts. Lay out your opportunity in sixth-grade language. Make it easy for them to say yes. Structure to Win (and Survive Setbacks)Dr. Susie is a big believer in building businesses and deals on solid systems, not on “sinking sand.” She’s weathered economic crashes and lost millions; her success always came from her ability to rebuild, learn from mistakes, and set up operations that survive the founder. If you want to attract serious capital, you must demonstrate that your business will thrive—with or without you. Your Story SellsFinally, remember that “your most powerful pitch isn’t a spreadsheet; it’s your story.” Investors buy into people and the purpose that drives them. Articulate your story, your passion, and your mission. When you stand for something bigger than profit, money naturally flows your way.Ready to Propel Your

Are you looking for a way to build substantial wealth through real estate without relying on traditional banks, while maximizing the potential for tax-free growth? Corey Reyment’s journey, as revealed on Jay Conner’s "Raising Private Money" show, offers invaluable lessons for both new and seasoned investors. Let’s break down the key highlights and actionable strategies from Corey’s path to owning 140+ doors and building a multi-million dollar real estate business using the BRRRR strategy.Starting with Intention and IntensityCorey and his wife Carrie began their real estate adventure in 2016 with a single duplex and an ambitious dream: to reach 100 rental doors as quickly as possible. Like many entrepreneurs, Corey didn’t know exactly how he’d reach that milestone but credits his “intensity” and clarity of vision as the driving forces behind his success. His advice? If you want to achieve big results, your desire and motivation—the “why” behind your efforts—must outweigh your fears and distractions. Set that intention, keep your goals front and center, and let your actions reflect what you want most.The Two Things That Matter: Deals and MoneyScaling a portfolio from one property to over 140 units might sound daunting, but Corey simplifies the process: focus on finding deals and finding money. Everything else is secondary. He suggests building relationships with property managers (so you’re not bogged down by daily operations), getting laser-focused on deal acquisition, and consistently working your network for funding sources.Raising Private Money: It’s About TrustCorey’s first private lender was his mom, highlighting that trust and reputation matter more than sales pitches. Over time, he built a broader network of private lenders by demonstrating consistency, transparency, and a genuine belief in the safety and profitability of his real estate investments.One crucial mindset shift Corey espouses is seeing yourself not as someone “begging for money” but as someone offering a valuable opportunity for others to grow their wealth. Once you truly believe in the security and returns of real estate backed by solid deals, you'll find it much easier to talk to potential lenders.Demystifying the BRRRR StrategySo, what is this powerful tool Corey used to achieve such rapid growth? BRRRR stands for Buy, Rehab, Rent, Refinance, and Repeat. By acquiring undervalued properties, improving them, renting them out, and then refinancing to pull out your invested capital, you can recycle the same funds into more and more deals. This compounding effect is how Corey scaled so quickly—and you don’t need a huge pool of initial private money to get started.But beware: Many new investors make mistakes with sloppy underwriting or unrealistic expectations about refinancing. Corey stresses the importance of running your numbers carefully and being upfront with your private lenders about potential risks, such as appraisals coming in lower than expected.Building Wealth—And a LifestyleWhat sets Corey’s story apart is not just the financial wins but the lifestyle he’s created. By building a successful business, Corey and his wife have the freedom to homeschool their four kids and travel extensively. This wasn’t accidental—it was by design. He credits his team for enabling him to step away from daily operations and emphasizes the value of intentional boundaries between work and family life.Take Action: Start Your BRRRR JourneyIf you’re inspired to begin your own BRRRR journey, Corey’s first step is practical: clarify your goal, laser-focus your efforts, and start building your network for private money. Remember, you’re providing an opportunity, not asking for a favor. If you want a deeper dive, Corey even offers a free course on the BRRRR method at Wisconsin Discount Pr

***Guest AppearanceCredits to:https://www.youtube.com/@therealjenjosey "251 - Unlocking Private Money Secrets with Jay Conner"https://www.youtube.com/watch?v=Ww3gU1egqSY If you’re a real estate investor who has ever felt boxed out by banks, high-interest hard money lenders, or just wanted a faster, more flexible way to fund your deals, there’s a gateway you need to know about: private money. On a recent episode of the Raising Private Money podcast, together with Jen Josey, industry expert Jay Conner broke down his journey from traditional lending to mastering the art of raising millions in private capital—and how you can do the same.Jay’s Story: From the Mobile Home Business to Real Estate SuccessJay’s foray into real estate is rooted in a family legacy of mobile homes. Raised in North Carolina, his family’s business was the largest retailer of mobile homes in the country at one point. But when the industry collapsed in the early 2000s due to disappearing financing options, Jay was faced with a formidable challenge. It took his family a year and a half to liquidate $22 million in inventory, an experience he describes as much harder than starting a business. That difficult chapter pushed him into the world of single-family homes in 2003, inspired by friends who successfully flipped properties for far more profit (and less hassle) than he could imagine in mobile homes.For his first six years, Jay relied on traditional bank financing: loan applications, credit pulls, heavy documentation, and all the red tape. But everything shifted for him with the 2008 market crash, when his local banker abruptly stopped lending. In 2009, Jay discovered private money—and he hasn’t looked back since.What Makes Private Money Different?Jay is quick to make an important distinction: private money is not “hard money.” Hard money lenders are typically brokers leveraging pools of investor capital, charging steep origination fees and higher interest rates—often 12-14% or more. In contrast, private money deals are direct relationships with individuals seeking solid, safe returns. According to Jay, the advantages are extensive:No Loan Applications or Credit Checks: Traditional banks set all the rules, but with private money, you’re in the driver’s seat.Flexible Terms: Jay pays his private lenders 8% interest (no points), a figure that has kept 47 private lenders happily funding his deals for over a decade.Speed and Simplicity: No more racing against the clock to get bank approvals—when you control the capital, you control the deal.Total Funding Coverage: With the right approach, you can even collect a check at closing for repairs and extra equity, maximizing leverage and minimizing personal out-of-pocket risk.The Secret Sauce: Teaching, Not PitchingSo how does Jay attract private lenders? Surprisingly, he’s never asked anyone for money and never pitches individual deals upfront. Instead, he educates. Jay puts on his “teacher hat” and holds conversations or luncheons focused on how private money works, offering value first. He explains the opportunity, including the mechanics of self-directed IRAs, and then waits for interested individuals to approach him. The key, he says, is separating the education from the ask—raising capital before you need it.When it’s time for funding, Jay makes what he calls the “good news phone call.” Instead of a sales pitch, it’s a notification: “I now have a house under contract that matches the amount you were interested in putting to work.” This approach builds trust, urgency, and a professional dynamic—no desperate scrounging for financing.Actionable Advice for New InvestorsFor those new to private money, Jay recommends starti

If you’ve ever dreamed of making more money from your property—without added stress—there’s an innovative approach gaining traction among real estate investors. On a recent episode of the “Raising Private Money” podcast, Jay Conner sat down with Tim Hubbard, CEO and co-founder of Corzly, to uncover how everyday properties can become high-performing, hands-off revenue streams.As Jay shared his personal experience, he transformed his traditional rental, the Farmhouse, into a short-term rental with Corzly’s help—and quadrupled his revenue. The kicker? He got to enjoy that extra income with almost zero stress, thanks to Corzly’s full-service property management. Here’s what we learned from Tim on how investors can do the same.The Opportunity: From Long-Term Rentals to Short-Term WinsTraditional rentals are tried and true, but they often cap your income potential. Jay’s story is a perfect example. His four-bedroom, two-bath home would have earned about $2,200 a month as a long-term rental. After working with Corzly and converting the property to a short-term rental, he’s now projected to bring in over $60,000 to $80,000 per year—easily four times what he could expect from a long-term tenant.What’s driving this massive leap in revenue? Shifted travel habits and a booming demand for short-term rentals. As Tim explained, it’s not just about vacationers anymore—business travelers, remote workers, and families are all turning to short-term rentals for stays of a few days, weeks, or even months. The market is larger and more dynamic than most investors realize.Why Most Investors Miss Out: The Management HurdleThe obvious downside of short-term rentals is the perceived management hassle: guest communication, cleaning, pricing, and round-the-clock support. This is where many investors hesitate, fearing a mountain of work or a lack of expertise.But Tim’s team at Corzly has cracked the code on stress-free management. Their virtual, full-service system takes care of everything: listing creation, dynamic pricing (updated multiple times weekly), guest communication, coordination with housekeepers, and even hands-on strategies to win coveted Airbnb badges like Superhost status. Owners just pick their housekeeper and block off personal dates—Corzly does the rest.The System at Work: Hands-off, High-PerformingJay’s Farmhouse is now booked on every major platform—Airbnb, Vrbo, Booking.com, and more—with professional photos, optimized headlines, and top-notch guest experiences. Corzly’s team acts as Jay’s voice, responding to guest inquiries 24/7 within five minutes, and handling every detail from check-in codes to collecting reviews, which in turn boosts search rankings and bookings.Key to their approach is Corzly’s revenue management team. They don’t just “set it and forget it”—they constantly analyze changes in local demand, special events, and booking windows to make timely pricing adjustments. Whether it’s maximizing rates for a barbecue festival weekend or attracting longer mid-term bookings in low season, they ensure each property achieves its full earning potential.Common Mistakes—And How to Avoid ThemTim shared that many new hosts make costly mistakes: relying solely on Airbnb (ignoring millions of potential guests on other platforms), mishandling payments or deposits outside known platforms, and missing out on localized pricing trends. Worse, owners who try to “DIY” with little market data often leave significant revenue on the table.Is Your Property a Good Fit?Wondering if your property could benefit from the short-term rental approach? Tim advises owners to first check local regulations, then use tools like AirDNA to see what similar properties earn. If the numbers look right, it’s time to consult with an expert.Corzly’s onboarding is refreshingly simple: owners just fill out one detailed form, sup

***Guest AppearanceCredits to:https://www.youtube.com/@motivatedsellerscom  "1-on-1 with Jay Conner: How This Investor Raised $2M in 90 Days Without Banks or Credit"https://www.youtube.com/watch?v=n5WKN17_dlg If you’re a real estate investor—or an aspiring one—chances are you’ve run up against the biggest hurdle in the game: funding your deals. Traditional bank loans can be restrictive, slow, and, as Jay Conner discovered in 2009, suddenly unavailable. But what if there was a way to fund your real estate deals without banks, hard money lenders, or credit checks, and keep all the profit for yourself?That’s the secret Jay Conner, now known nationwide as the Private Money Authority, shared on a recent episode of “Investor One on One” with Or Sapir. Jay’s story isn’t just inspiring—it’s a masterclass in creative real estate financing and a roadmap for investors looking to access private capital.From Bank Rejection to a Private Money BreakthroughJay’s journey began in small-town North Carolina, flipping houses the traditional way by relying on the local bank for funding. “I closed my first six years’ worth of deals with unsecured bank credit,” he admits. But like so many investors during the 2008-2009 financial meltdown, he found himself abruptly cut off from his bank—no warning, no recourse.Shocked and frustrated, Jay did what any true entrepreneur does: he turned his problem into an opportunity. He reached out to a friend who introduced him to the concept of private money—capital provided by individuals, not institutions, who want to earn higher returns by funding real estate deals.Jay dove in, learned everything he could, and attended his first seminar. The result? He raised over $2 million in private capital in just 90 days. That move not only saved his career, it launched him as a leader in teaching others how to use private funds to fuel their real estate ambitions.Private Money vs. Hard Money: What’s the Difference?As Jay explains, private money comes directly from individuals (think: people in your own network who have retirement accounts or extra savings) rather than institutions or hard money lenders. It’s not a JV partnership; the private lender acts as the bank, secured by a mortgage or deed of trust, while you, the investor, retain full ownership.Jay highlights several advantages to using private money over hard money loans:Lower interest rates (Jay pays 8%, compared to 12-14% for hard money)No points or origination feesNo extension fees100% financing of the purchase and rehab costsFaster and more flexible closingsHow to Raise Private Money Without Begging or ChasingOne of the biggest myths Jay busts is that private lenders are hard to find or only fund experienced investors. His approach? Don’t chase. Don’t beg. Don’t sell. Don’t persuade. Instead, become a teacher. Jay wears his “private money teacher” hat and simply educates people in his circle about the opportunity to earn stable, above-market returns by becoming a lender for his deals.His key strategies include:Teaching (not pitching) the basics of private lendingExplaining how their investment is protected (collateral, insurance, title, etc.)Laying out the program terms with total transparencyBuilding trust by keeping deal discussions separate from the initial introductionProof in the Pudding: Real Results and Action StepsJay’s system has helped him—and countless students—secure all the funding they need, often with people they already know. In his world, there’s actually more private money available than there are deals to fund. With average profits of $86,000 per deal in his ma

***Guest AppearanceCredits to:https://www.youtube.com/@Marketing-Boost-Solutions "Money Chases You: Real Estate Funding Secrets with Jay Conner"https://www.youtube.com/watch?v=yure7pj9hZcIf you’re a real estate investor or dream of diving into property investing, one of the first hurdles you’ll face is finding the money to fund your deals. Traditionally, this means begging banks for loans or paying dearly for hard money lenders. But what if there was a smarter, safer, and more profitable way? That’s exactly the approach Jay Conner—dubbed "The Private Money Authority"—has perfected, and he recently shared his wisdom on the Marketing Boost Solutions Podcast with Captain Marco Torres.For anyone involved in—or intrigued by—real estate, Jay’s journey, and innovative strategies are nothing short of eye-opening. In a small North Carolina town of just 40,000, he’s flipped over 500 homes and managed deals worth over $118 million. Even more impressively, he averages $82,000 in profit per transaction—all by leveraging private money instead of relying on traditional lenders.Jay’s Turning Point: From Bank Rejection to Private Lending PioneerJay’s story took a dramatic turn in 2009 when, like many investors in the wake of the financial crisis, his bank cut him off from credit—out of the blue and without warning. Staring at two deals about to collapse, Jay recalled the power of his network, asking himself: "Who do I know who can help me?" This led him to discover the concept of private money through a fellow investor and the renowned trainer Ron LeGrand.Private money, Jay learned, is entirely different from the "hard money" most investors know. Hard money lenders are institutions that operate like banks, charging high interest rates, origination fees, strict underwriting, and requiring hefty down payments. Private money, on the other hand, comes from individuals—regular folks who want to earn a solid, secure return on their capital without the headaches of direct real estate investing.How Private Money Works (and Why It’s a Game Changer)With private money, Jay flipped the traditional model. Instead of the lender making the rules, Jay became his underwriter. He created a straightforward program: offer 8% interest, secured by a deed of trust or mortgage, without points or junk fees, and only borrow up to 75% of a property’s after-repair value. This minimizes risk for both parties and builds trust.The most powerful part? Jay never asks for money directly. Instead, he educates potential private lenders—often people in his network or through business organizations like BNI (Business Networking International)—about the benefits and process of private lending. Once someone is interested and sets up a self-directed IRA or allocates other funds, Jay simply calls with the "good news": a deal is available that matches their investment profile. They send funds directly to the closing attorney, and the wheel turns.The Benefits and the Bigger PictureThe advantages of private money ripple throughout the process. Deals close faster because there’s no lengthy bank approval. Borrowers (that’s you, the investor) make the rules and keep more of the profits, while investors enjoy a passive, predictable return on secured real estate. Once Jay implemented this model, his business didn’t just recover—it tripled. He has never missed a deal for lack of funding since.Anyone—from local friends and business associates to existing private lenders found through specialized data feeds—can become a private lender. And while Jay’s system works wonders for single-family homes, the principles can apply to larger projects as well.Ready to Learn More?Jay Conner’s methods are a breath of fresh air for anyon

Imagine getting access to $100,000—maybe even half a million dollars—of zero-interest capital for your business. No more draining savings, giving up equity, or risking your credit. Sounds too good to be true? Not if you ask Patrick Pychynski, the proud US Marine veteran behind Stacking Capital, and a funding expert who’s helped over 300 business owners secure more than $17 million in zero-interest business credit.On the “Raising Private Money” podcast hosted by Jay Conner, Patrick digs into the details of his unique approach, blending Marine Corps discipline with strategic finance. Here’s a closer look at the key insights from their conversation, and how you can apply these lessons to scale your own business—without the usual roadblocks.Bankable Businesses: The Overlooked AssetPatrick’s philosophy is simple: Your business is an asset, but most entrepreneurs don’t treat it that way. While real estate investors are accustomed to leveraging property for loans, Patrick points out that a well-structured business can open doors to significant, unsecured credit—if you know how to play the game.He identifies four critical “legs” to making your company truly bankable:Lender Compliance: This involves ensuring that all information about your business—such as addresses, phone numbers, websites, and emails—is consistent across all relevant documents. Even small inconsistencies can flag your business for denial. For instance, using a PO box instead of a physical address or relying on a generic Gmail business email are pitfalls to avoid.Building Business Credit: Just as you have a personal credit score, your business needs robust credit profiles across bureaus like Dun & Bradstreet. Patrick suggests aiming for a FICO SBSS score of 160+ and a 70+ score across other bureaus.Financial Trade Lines: Don’t just open accounts for office supplies—seek true financial trade lines that reflect your company’s ability to handle and manage credit responsibly. Patrick recommends securing 10-15 such lines to mirror the scale of financing you hope to obtain.Bank Ratings: At least $10,000 as an average daily balance in your business account over the last 90 days shows you have the financial chops for serious funding.Most businesses slip up on at least one of these points, which keeps them locked out of prime financing.Zero-Percent Capital: The Credit Stacking MethodPatrick’s “credit stacking” approach isn’t a get-rich-quick scheme—it’s about working the system legally and smartly. By applying for multiple business credit cards with zero-percent introductory rates across different banks in a short timeframe (ideally with the help of relationship bankers instead of faceless online systems), you can maximize your available credit while minimizing risk.Key steps Patrick recommends include:Optimize Personal Credit: Start with a strong foundation—700+ FICO score, low utilization, no delinquencies or stale collections.Leverage Relationships: Whenever possible, go into the branch and work with a relationship manager. Not only can they advocate for higher limits, but they’ll also often walk your application through manual underwriting—a step up from online algorithms.Plan for the Long Game: Don’t stack credit just for a short-term win. Have a clear plan for managing (and replenishing) your capital, optimizing your business’s bankability, and preparing for your next round of funding.Marine Corps Discipline Meets Financial ChessWhat sets Patrick apart isn’t just his technical grasp of credit; it’s the dedication and integrity he brings from his military service. His guiding principle, “Leave the place better than you found it,” carries through to every client engagement. Patrick and his team at Stacking Capital advocate for clients, guiding them through c

If you’re a real estate investor who’s tired of losing out on deals because of slow funding, chasing banks, or getting bogged down in spreadsheets, there’s good news: technology is catching up to your needs. On a recent episode of the “Raising Private Money” podcast, Jay Conner sat down with Brandon Richards, an active real estate investor and the CEO behind Deal Manager Pro, to dive into private money, scaling a real estate business, and using tools like CRM software to streamline and scale.Raising Private Money: More Freedom, Less FrictionThe episode opens with a bold question: What would your business look like if money were never the problem?Brandon Richards is living proof that this is possible. In his career, Brandon has raised over $15 million in private money—meaning funds raised from individual investors, not banks or institutions. Private money, as Jay and Brandon both pointed out, allows regular people—often your friends, colleagues, or even social media followers—to invest directly in your deals, typically with better terms and less red tape than a traditional lender.The process is straightforward, especially when you use systems that handle the heavy lifting. Brandon shared that documenting deals correctly, securing investments with real estate (using promissory notes and deeds of trust), and building trust are key to attracting and retaining private lenders. After a few successful deals, investors often don’t want their money back—they want you to keep it working, compounding your ability to scale.Attracting Private Lenders: The Power of Being VisibleOne of the big takeaways from Brandon’s journey: He doesn’t chase money, he attracts it. By sharing real stories—selfie videos at project sites, walk-throughs, before-and-after shots, and deal breakdowns—Brandon has built a following of individuals interested in investing passively in his projects. These posts aren’t high-gloss marketing campaigns. They’re organic, candid, and relatable—more like a “day-in-the-life” than a commercial.A simple call to action in his stories—“If you want to talk money, DM me”—is all it takes to get the conversation started. His focus isn’t on begging or selling, but on educating and showing the journey. And it works.Scaling Up: You Can’t Do It AloneAs Brandon’s business grew, he quickly saw the need to remove himself from the daily grind (like being on job sites or managing multiple spreadsheets) and focus on systems—and people—that could handle growth. He credits having reliable contractors and processes, but also emphasizes how getting the right technology in place makes a world of difference.Which leads us to one of the episode's highlights: the introduction of Deal Manager Pro.Deal Manager Pro: The CRM Built for Real Estate InvestorsIn the cluttered world of generic CRMs, Brandon saw the need for software specifically designed by and for real estate investors. Deal Manager Pro offers everything you need in one platform: lead tracking, nationwide comps, direct mail tools, proof of funds, automated follow-up, skip tracing, a rehab calculator, and an advanced deal analyzer. Unlike clunky Excel sheets or piecemealed tech stacks, it keeps everything streamlined and collaborative—so whether you’re a solopreneur or scaling a team, you never lose track of a deal or a contact.Brandon’s pain points—lost leads, spreadsheet chaos, and communication breakdowns—became the foundation for a system hundreds of investors now rely on.Final ThoughtsWhat stands out most from Jay and Brandon’s conversation is this: Real estate investing isn’t just about finding deals or raising capital. It’s about creating repeatable, reliable systems—both in relationships and processes. If you’re ready to stop spinning your wheels with DIY tools and want to scale up, adopting a purpose-built CRM like 10

***Guest AppearanceCredits to:https://www.youtube.com/@PlayBigFasterPodcast "Jay Conner, the Private Money Authority: How To Get PAID At CLOSING"https://www.youtube.com/watch?v=Hobyjd_poXw Are you a real estate investor struggling to fund your deals, tired of jumping through hoops at the bank, or nervous about your credit standing? According to Jay Conner—“The Private Money Authority”—there’s a better way: tapping into private money.On the recent episode of the Raising Private Money podcast, Jay broke down his proven approach to raising limitless funds for real estate, bypassing the banks, improving profits, and making investing easier for everyone—from complete novices to seasoned pros.What is Private Money?First, Jay spells out what makes private money different from traditional or hard money loans. Traditional funding—like banks and mortgage companies—involves strict rules, credit checks, and lots of red tape. You borrow on their terms, not yours.On the other hand, private money comes from individuals investing their own capital or retirement funds directly with you. There’s no middleman, no institutional underwriting, and best of all: “You set the rules.” Jay’s system allows him to pay 8% interest—significantly better than bank certificates or other safe investments—on straightforward terms, with no fees or points. For more than a decade, he’s successfully leveraged private lenders without once needing to show his credit score.Why Private Money Beats Hard MoneyHard money loans are a step up in speed from traditional financing, but they’re still expensive (think 12–14% rates), short-term, and packed with fees. Plus, there are still limits to how many deals you can finance. Private money, by contrast, offers unlimited scale, flexibility, and often better rates. Jay explains that you’re not just borrowing money—you’re building relationships and teaching others to safely get excellent returns on their capital.No License or Experience RequiredA common misconception is that you need a real estate license or an established track record to raise private money. Jay busts this myth: as long as you’re investing for yourself (not representing others), you don’t need a license. And because private money is secured by real estate, not your credit score, experience isn’t a prerequisite, either.Jay emphasizes the power of teaching. “Not one of my 47 private lenders had ever heard of private money before I taught them,” he says. By putting on the “teacher hat,” you empower others to invest in your deals, opening doors for both you and them.Where Do You Find Private Lenders?Jay outlines three key sources:Your Warm Market: Friends, family, business associates, church groups—anyone you already know. Educate them on private lending, and most will be intrigued by the returns and security.Your Expanded (Warm Market) Network: Grow connections by joining business organizations like your local BNI (Business Networking International). There’s only one real estate investor per group, making you the go-to expert.Existing Private Lenders: Found at self-directed IRA networking events, these individuals are already lending to real estate investors and may be looking for new opportunities.Most people with retirement accounts have never been shown how to self-direct their IRAs into real estate, where they can earn higher returns—often tax deferred or tax free.Making the Numbers WorkTo ensure every deal is profitable, Jay shares his “Maximum Allowable Offer” formula: Take the after-repaired value (ARV), multiply by 70% (or 80% if the ARV exceeds $300,000), subtract estimated repairs, and add a “Murphy factor

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