Raising Private Money with Jay Conner

In the ever-evolving landscape of real estate investing, one lesson remains constant: funding is king. If you’ve ever missed out on a deal because you didn’t have the money, you’re not alone. But what if you could put yourself in the driver’s seat—never reliant on banks, never missing opportunities, and walking away from the closing table with tens of thousands in profit, without sinking your own money into the deal? That’s exactly what Jay Conner and his team recently accomplished, using a shrewd application of Private Money and creative deal structuring.The Deal Breakdown: Motivation Meets OpportunityCrystal Baker shared a powerful case study: a property at 230 South Palmyra. The seller found Crystal’s company, CGN Homebuyers, thanks to their A+ Better Business Bureau rating—a crucial reminder that reputation builds trust. The initial call was handled by their AI assistant, Bailey, who scheduled a same-day call with the admin, demonstrating the importance of “speed to appointment”—never missing a motivated seller’s inquiry.Why was this seller so motivated? Life had thrown him curveballs: plans gone sideways, a failed renovation, and an urgent need to relocate out of state. While the seller initially asked $205,000, there was an existing mortgage of $167,000 at a stellar 3.5% interest rate, with monthly payments of $1,289. After some negotiating—helped by the seller’s need to move quickly—the final purchase price was brought down to $173,000, just high enough to give the seller what he needed to move on with his life.Stacking Strategies: Subject To + Private MoneyWhat sets this deal apart isn’t just the negotiation. It’s the combination of creative strategies:Subject-To Financing: Crystal acquired the house “subject to” the existing mortgage. The title transferred, but the mortgage remained in the seller’s name, with Crystal agreeing to make the payments. No qualms about credit checks, no bank approvals. This alone put her in a position of control.Private Money for the Win: To cover renovations ($52,800 after a change order), closing costs, and to give the seller his $6,000, Crystal arranged $80,000 in Private Money, at 10% interest, paid quarterly. (Notably, her private lender is in second position—on top of the existing mortgage.) After closing expenses, Crystal walked away from the table with $71,549 in cash—before she even started renovations.Real Numbers, Real ProfitLet’s talk projected profit, because these numbers tell the real story:Sale Price (ARV): $375,000Remaining Mortgage: ~$167,000Private Money Payoff/Interest: ~$82,000Realtor Commissions (5%): $18,750Closing Costs: ~$3,500Renovations: $52,800After all costs and payouts, the projected net profit is $103,750—nearly double what most dream of on a single flip, all while using none of her own money.Lessons for InvestorsThere are critical takeaways here for any investor, new or seasoned:Reputation Sells: Crystal’s seller chose her over other investors because of trust (Better Business Bureau rating). Build your public presence.Systematize for Speed: AI and CRM allowed Crystal’s team to respond immediately—a real competitive edge.The Power of Asking: Instead of making a firm offer, Crystal asked the sellers what they needed. That opened the door to the best deal for both parties.Stacked Creative Financing: Combining “subject to” and Private Money made an all-cash solution possible, while also ensuring a zero out-of-pocket purchase.Profit Isn’t Just on the Sale: Receiving cash at closing by borrowing for both purchase and renovation means investors don’t have to “wait” for the flip to get paid.Final ThoughtsDeals like this aren’t rare—they become routine for those who master the fundamentals: funding first, credibility, negotiation, and fast action. Are you ready to stop being at the mercy of lenders and start controlling your own deals—and your profits? Start building your Private Money network today and see what’s truly possible.10 Discussion Questions from this EpisodeWhat are the key differences between Private Money, hard money, and traditional bank financing for real estate investors as explained in this episode?How does the volatility in financial markets, like shifts in the 10-year Treasury note or tightened bank lending, impact investors who rely on Private Money versus those who do not?Why do private lenders often prefer an 8% fixed return from private lending compared to the potential 10% average annual return from the stock market?How did Coach Crystal’s Better Business Bureau (BBB) rating influence the seller’s decision to contact her company, and what lessons can be drawn about reputation in business?In the deal breakdown, what was the significance of combining a “subject-to” strategy with private lending, and how did this maximize the deal's profitability?What negotiation tactics did Crystal use when communicating with the seller and his mother that resulted in a lower purchase price?How important are relationships—with contractors, real estate agents, and lenders—in enabling quick action and successful outcomes for investors, as highlighted in the episode?What systems did Crystal have in place (e.g., AI assistant, CRM) to ensure efficiency and “speed to appointment,” and how did this contribute to winning the deal?Discuss the role of mindset and the “teacher/educator” approach in attracting Private Money lenders, as mentioned in the episode.After hearing about this real-life deal, what are your key takeaways for applying combined strategies (like subject-to and Private Money) in your own investing, and what potential challenges might you anticipate?Fun facts that were revealed in the episode: Better Business Bureau LeadsA motivated seller found Coach Crystal because her company, CGN Homebuyers, had an A+ rating on the Better Business Bureau website. This endorsement was so compelling that it helped Crystal stand out above other investors and clinch the deal.Getting Paid at Closing—Literally!On a recent real estate transaction, Coach Crystal brought home an excess cash-to-close check of $71,549—meaning she actually received money at closing, used none of her own funds upfront, and still had enough left over after covering the rehab and seller's needs.Creative Deal Structuring WinsCoach Crystal combined two strategies in one deal: she bought the property "subject to" its existing low-rate mortgage (3.5%) and supplemented with private lender funds in second position, showcasing a creative approach that squeezed maximum value from the deal while minimizing risk and upfront cash.Timestamps:00:00 Getting serious about business funding03:29 Unlocking private real estate funding07:47 Using Private Money for deals12:00 Discussing investment risk preferences17:17 Connecting via AI scheduler18:11 Handling calls with AI assistant Bailey22:09 The seller's story and urgency25:33 Negotiating renovation costs27:36 Buying a house subject to a note32:55 Securing escrow overages profit37:05 Negotiation strategies and tactics39:31 Raising Private Money for real estate41:37 Announcing the Private Money Conference Connect With Jay Conner: Private Money Academy Conference: https://www.ThePrivateMoneyConference.com Free Report:https://www.jayconner.com/MoneyReportJoin the Private Money Academy: https://www.JayConner.com/trial/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 Connerhttp://www.JayConner.com/MoneyPodcast Jay Conner is a proven leader in real estate investing. Without using his own money or credit, Jay maximizes creative methods to buy and sell properties with profits averaging $86,000 per deal. #RealEstate #RealEstateInvesting

Credits to:https://www.youtube.com/watch?v=LttbnLZFK8M                                                           “1624: Private Money Real Estate Funding Secrets with Jay Conner ”https://www.youtube.com/@RobertPlank         When it comes to building wealth through real estate, one of the greatest hurdles investors face is access to funding. Traditional bank loans can be slow, inflexible, and loaded with red tape. On a recent episode of the Raising Private Money podcast, Jay Conner, a seasoned real estate expert who’s flipped and rehabbed over 500 properties, sat down with Robert Plank to share his hard-won insights into raising Private Money and achieving rapid, sustainable growth in real estate.What is Private Money?The term “Private Money” gets thrown around a lot in investing circles, but there are important distinctions to be made. As Jay Conner points out, Private Money is not hard money. Hard money typically comes from an institutional lender or broker who raises funds from individuals and then lends those funds at high interest rates with fees attached. By contrast, Private Money involves a direct one-on-one transaction between the investor and an individual lender. There’s no broker, no middleman, and no inflated rates or origination fees. The lender could use either their personal savings or even their retirement funds, transferred into a self-directed IRA.With Private Money, the lender enjoys attractive returns (Jay offers 8% and never charges points) and the borrower gets speed and flexibility. The lender doesn’t own part of the property; they are simply acting like a bank, backed by collateral and secured with promissory notes and insurance.When to Use Private Money vs. Bank FinancingOne key decision for investors is when to use Private Money and when traditional financing makes sense. The answer? It all depends on your exit strategy. For quick flips or BRRRR deals, Private Money is ideal due to the speed at which you can close (sometimes in seven days) and the ability to negotiate directly without institutional constraints. If your goal is to hold and rent long-term, you could use Private Money to acquire and renovate the property, then refinance later with a traditional lender for the long-term hold.Connecting with Private Lenders: The Power of EducationPerhaps the most surprising revelation from Jay Conner was that 47 unique individuals have lent him money over the years, and not one had heard of private lending before he explained it to them. The secret isn’t salesmanship—it’s education. Jay approaches his network not as a salesperson, but as a teacher, diagnosing their investment “problems” and offering private lending as a safe, lucrative solution. Everyday conversations about financial goals open the door; if someone isn’t satisfied with their returns elsewhere, Jay presents his opportunity.According to Jay, the myth that “money finds good deals” is completely backward. It’s better to have your funding lined up and ready to go before the right deal comes along. That way, when opportunity knocks, you’re ready to act and can wow sellers by closing fast and smoothly.Structuring Deals & Protecting Everyone InvolvedPrivate Money works for all kinds of real estate—single-family homes, commercial properties, land, and more. For single-family homes, Jay structures the loan. Hence, the lender receives the same protections a bank would—collateralized notes, insurance, and first position on the deed. For larger commercial or apartment deals, things get more complex. They may require funds pooled from multiple lenders, triggering SEC regulations.Avoiding Common PitfallsWhere do investors go wrong in Private Money deals? Overpaying is the most common mistake. Emotion should never drive the offer—strict formulas and conservative loan-to-value ratios keep both parties safe. Borrowing no more than 75% of the after-repair value builds in a powerful equity cushion.Final Thoughts: Schedule Your SuccessJay Conner leaves listeners with his favorite maxim—“successes are scheduled.” To-dos are meaningless unless they make it onto your calendar. If you’re serious about changing your financial future, commit to the steps, block them out, and follow through.Ready to learn more? Download Jay’s free “Curiosity Opener Script” or join his live Private Money Conference to start your journey toward real estate independence.Private Money isn’t just about access to capital—it’s about building relationships, educating partners, and creating win-win solutions. By following a process rooted in preparation, transparency, and integrity, you can unlock the doors to real estate success.10 Discussion Questions from this EpisodeJay Conner emphasizes the importance of scheduling successes rather than relying on a to-do list. How might this approach impact productivity in a real estate investing business? What are the main differences between Private Money and hard money, as described by Jay Conner? Why is this distinction significant for new real estate investors? According to the conversation, why is it recommended to secure Private Money before finding a real estate deal rather than the other way around? What strategies does Jay Conner use to find and educate potential private lenders within his network? How might someone apply these strategies in their own community? What protections does Jay Conner provide to private lenders, and how do they compare to protections offered by local banks?How does the exit strategy affect the way Private Money is used in different types of real estate deals, such as single-family homes versus commercial properties? What are some common mistakes real estate investors make when using Private Money, and how does Jay Conner recommend mitigating those risks? What is the formula Jay Conner uses to determine the maximum offer for a property, and why is this formula crucial for protecting both investor and lender interests? Simplicity is a repeated theme in this episode. How can striving for simplicity lead to better business outcomes in real estate investing, according to the discussion?If someone is interested in getting started with Private Money for real estate, what actionable first steps does Jay Conner suggest, and which of his resources might be most beneficial to a newcomer? Fun facts that were revealed in the episode: Jay Conner Has Flipped Over 500 PropertiesJay Conner has personally flipped and rehabbed more than 500 properties in Eastern North Carolina, showcasing extensive experience in the single-family real estate market.Jay’s Time Commitment is Under 10 Hours Per WeekThrough automating his real estate investing business, Jay Conner is able to operate efficiently, working less than 10 hours a week on his business while still achieving 7-figure results.None of Jay’s 47 Private Lenders Had Heard of Private Lending Before HimOver the years, Jay Conner has worked with 47 private lenders, and strikingly, not a single one had previously heard of Private Money or self-directed IRA companies until he educated them about the process.Timestamps:00:00 Private vs. Hard Money Explained05:47 Finding and connecting with lenders07:16 Building relationships through networking11:38 Asset-backed vs. private lending13:32 Single-family house exit strategies17:05 Buying distressed properties with private funds22:04 Exploring Jay Conner's Resources24:17 Free real estate investing guide Connect With Jay Conner: Private Money Academy Conference: https://www.ThePrivateMoneyConference.com Free Report:https://www.jayconner.com/MoneyReportJoin the Private Money Academy: https://www.JayConner.com/trial/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 Connerhttp://www.JayConner.com/MoneyPodcast Jay Conner is a proven leader in real estate investing. Without using his own money or credit, Jay maximizes creative methods to buy and sell properties with profits averaging $86,000 per deal. 

Jay Conner is a veteran real estate investor, educator, and author who built a thriving business after a bank abruptly pulled his funding. He discusses the shift from traditional financing to private money, servant leadership, mastermind groups, and resilient dealmaking. Topics include building trust with lenders, protecting investors through conservative deals, creative foreclosure solutions, and turning relationships into opportunity.

Jeremy Davis, a tactical real estate investor, creative finance expert, and founder of Investor Semester, joins the conversation on building deals that actually work. They explore flexible exit strategies, niche data for finding motivated sellers, and why capital should be cultivated before opportunities arise. Davis also walks through 100% financing, lender marketing, deal presentations, and making private money accessible to everyday investors.

What if you could start investing in real estate—even if you didn’t have everything figured out? For many, this might sound intimidating or even impossible, but Mandy Konecki’s journey proves otherwise. On a recent episode of “Raising Private Money,” Mandy sat down with Jay Conner to share how she stumbled into real estate in 2017 with zero experience, and how the power of connection and community changed everything for her and her husband.Starting Without All the AnswersImagine buying your first investment property without ever seeing it in person. That’s exactly how Mandy jumped in, inspired by her husband Keith’s dream to flip houses and stay rooted in Jacksonville, Florida. “I didn't see it. You said you wanted to stay in Florida and work on a house project, so I bought one,” Mandy recalled. It wasn’t a polished business plan—it was action, uncertainty, and a willingness to learn on the fly.In those early days, Mandy worked a W-2 job to keep some stability while Keith leaped into entrepreneurship. It took a handful of deals before she realized the real magic wasn’t just about building a real estate portfolio—it was about building freedom and designing a life on their own terms.Serving Others Through Creative SolutionsSo how did Mandy and Keith find success where so many get stuck? According to Mandy, it was their refusal to take “no” for an answer and their commitment to helping others. "If I look at something and someone might say, 'Oh, that doesn't work because it won't cash flow as a long-term rental,' there's always going to be a way to make it work," Mandy shared.Many of the property owners Mandy works with don’t have significant equity in their homes—a common hurdle. Instead of walking away, Mandy approaches each deal with creativity and empathy. Her favorite strategy? Buying properties “subject to” the existing mortgage. This allows her to take ownership while keeping the original debt in place—no new bank loan, no massive down payment.From there, Mandy deploys a variety of exit strategies: lease options, long-term rentals, city-backed affordable housing, and even room rentals. The key is flexibility; by keeping multiple options open, she can tailor deals to fit both the seller’s needs and her own investment goals.The Game-Changer: Other People’s MoneyFor many aspiring investors, the greatest hurdle isn’t finding deals—it’s finding the money. Mandy admitted she once believed that asking for help or partnering with others was a sign of weakness. But when she discovered OPM—other people’s money—her real estate business transformed overnight. “There are so many people wanting to get into real estate, but they don’t have the tools, the time, or the know-how. But they have money sitting in the bank making less than 1%,” she explained. By connecting with these individuals, Mandy helped them grow their wealth while funding her own deals—a true win-win.Access to Private Money allowed Mandy and Keith to scale beyond their own means. Instead of being limited to one project at a time, waiting for each flip to free up cash, they now juggle multiple deals simultaneously, partnering with both lenders and equity-sharing partners.The Power of CommunityMandy is adamant that real estate is a team sport. “You are not going to learn by reading a million books. You eventually just have to put your feet in and figure it out because that is the best way to learn—do the thing,” she emphasized. Her advice for anyone looking to get started? Plug into your local investor community, find a way to provide value, and start building relationships.Failures and mistakes, what Mandy calls “tuition,” are inevitable—but they’re also what build true expertise and resilience. Whether you have money, skills, connections, or just the drive to learn, there’s a place for you, and a community ready to support your journey.Final ThoughtsMandy Konecki’s story is a testament to taking imperfect action, serving others, and embracing the power of connection. In real estate—and in life—freedom and opportunity often come from stepping out before you feel ready, and building a tribe along the way. If you’re waiting for the perfect moment or the perfect plan, Mandy’s journey is your invitation to start now, connect deeply, and create your own opportunities.10 Discussion Questions from this EpisodeWhat motivated Mandy Konecki to initially get into real estate investing despite having no prior experience?How did Mandy and her husband Keith use real estate as a path to achieving freedom from their W-2 jobs?What role did community and networking play in Mandy and Keith’s learning and growth as real estate investors?How does Mandy approach properties with little to no equity, and what creative strategies does she use to make such deals work?Mandy mentions using “multiple exit strategies” for real estate deals. What are some examples she provides, and why are they important?What mindset shifts did Mandy experience regarding raising and using Private Money (OPM), and how did it change her approach to real estate investing?How has access to Private Money allowed Mandy to pursue larger or different kinds of deals compared to when she used only her own capital?What advice does Mandy give to someone who wants to get started in real estate but feels limited by lack of money, credit, or experience?Mandy talks about mistakes being “tuition.” What was one of her major early mistakes, and what did she learn from it?For those hesitant to start investing in real estate, what practical steps does Mandy recommend they take in the next 30 days to move forward?Fun facts that were revealed in the episode: Jumped in Without Seeing the First Property: Mandy Konecki bought her first house for flipping sight unseen, just because her husband mentioned wanting to try real estate in Florida. She only discovered what she’d purchased when her husband checked it out and asked, “What were you thinking when you bought this thing?” Scaled From One Flip Per Year to Nine Simultaneous Projects: Initially, Mandy and her husband could only handle one real estate project at a time using their own funds. Once they embraced raising Private Money and creative financing, they scaled dramatically and were able to run nine projects at once—with no personal capital invested.“Tuition” Through Mistakes: Mandy calls the costly lessons they learned in real estate their "tuition." One notable early error: she purchased a subject-to property from a friend without due diligence, only to discover surprise assignment fees, months of mortgage arrears, and an HOA that restricted her intended rental strategies—ultimately leading her to sell the property at a loss, but with invaluable experience gained.Timestamps:00:00 Mandy's real estate journey05:57 Finding solutions in real estate challenges09:08 Subject-to and wrap mortgage strategy11:38 Room rentals and affordable housing15:23 Expanding real estate investment opportunities17:47 Scaling up property investments22:55 Using stories to build trust24:56 Real estate investment challenges27:33 Connect with Mandy Konecki https://www.skool.com/real-estate-reimagined-8674/about https://www.reilifestyle.com 28:24 Sharing Mandy's insights on wealth Connect With Jay Conner: Private Money Academy Conference: https://www.ThePrivateMoneyConference.com Free Report:https://www.jayconner.com/MoneyReportJoin the Private Money Academy: https://www.JayConner.com/trial/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 Connerhttp://www.JayConner.com/MoneyPodcast Jay Conner is a proven leader in real estate investing. Without using his own money or credit, Jay maximizes creative methods to buy and sell properties with profits averaging $86,000 per deal. #RealEstate #RealEstateInvesting #RealEstateInvestingForBeginners #Foreclosures #FlippingHouses

Credits to:https://www.youtube.com/watch?v=A_bISP70sOs                                                         “E47: The Power Of Private Money with Jay Conner”https://www.youtube.com/@livingwellwithrentwell        In the ever-changing landscape of real estate investing, one timeless truth emerges time and again: access to capital is the lifeblood of successful deals. While many new and experienced investors believe that finding the perfect property is the key to building wealth, industry veterans like Jay Conner know that it’s actually securing funding—particularly Private Money—that lays the foundation for growth and confidence in real estate.What Is Private Money, and Why Does It Matter?First, let’s clarify what we mean by Private Money. Unlike institutional money, which comes from banks or traditional lenders, Private Money is lent by individuals—people just like you and me. Jay Conner describes it simply: “A private lender is a human being... an individual that loans money to you, the real estate investor, either from their investment capital and/or their retirement funds.”This access to capital is a game-changer. For six years, Jay Conner built his real estate business using only bank financing. That all changed in 2009, during the global financial crisis, when he found his credit lines abruptly cut. Within two weeks, he discovered Private Money and raised over $2.1 million, never missing out on a deal for lack of funding since. This turning point didn’t just save his business; it tripled it.The Key Principle: Get the Money Before the DealThere’s a pervasive myth in real estate circles: “Get the deal under contract, and the money will show up.” Jay Conner calls this “the most stupid thing in the world.” He emphasizes, “The money comes first. Focus on getting the money lined up. There’s always going to be deals.” Having money ready doesn’t just enable you to act quickly; it transforms your negotiating power and confidence. Imagine approaching sellers knowing you can close fast—often securing properties at substantial discounts, as Jay Conner routinely does.Building Wealth in Small MarketsOne of the most inspiring aspects of Jay Conner’s story is his success in a market with just 40,000 people. Many believe that major cities hold the opportunity, but his team consistently flips 2-3 houses a month, averaging $78,000 in gross profit per deal. He’s proof that with the right strategies—and Private Money—you can dominate even a “sandbox” market and net millions annually.Becoming the Local AuthorityConsistent marketing and ethical deal-making have set Jay Conner apart in his small-town community. Not only is he solving sellers’ immediate problems—offering creative solutions that banks and traditional buyers cannot—but he’s also revitalized hundreds of properties and helped residents. Having cash available through private lenders means he can close quickly, buy homes at a discount, and even let sellers remain until they're ready to move.Raising Private Money the Right WayFor many, the daunting part is simply asking people for money. Jay Conner flips the script: he never asks for money. Instead, he puts on his “teacher hat,” educating people in his network—friends from church, local business groups, or the Rotary Club—about how they can make safe, high returns on their capital by lending it, securely backed by real estate. He separates the conversation about the program from individual deals, never pitching a specific property in a desperate rush.His process earns trust and creates win-win relationships. Whether folks are new to real estate or seasoned pros, Jay Conner’s approach to Private Money enables investors to confidently scale, navigate tough markets, and build community impact.The TakeawayIf you’re ready to level up your investing, Jay Conner says it best: “Own the real estate between your ears first.” The right mindset, ethical approach, and commitment to educating and serving others will put you on the fast track to raising Private Money—and to transforming your real estate business for years to come.To get started, download Jay’s free guide at www.Jay.Conner.com/MoneyGuide, and don’t wait for the next deal to scramble for funding. Instead, let the money chase you.10 Discussion Questions from this EpisodeJay Conner emphasizes the importance of Private Money over institutional lending. What are the key benefits he identifies for real estate investors who focus on Private Money rather than relying on banks?How did the 2009 financial crisis serve as a turning point in Jay Conner’s career, and what broader lessons can real estate investors learn from his experience losing access to traditional funding?Jay Conner mentions the concept of buying properties in small markets and achieving significant profits. What strategies does he use to dominate these markets, and do you think similar tactics would work in larger cities? Why or why not?When working with private lenders, Jay Conner stresses the mindset shift from asking for money to offering an opportunity. What are the psychological or practical advantages of this approach for both investors and lenders?The episode touches on the importance of consistency in marketing and deal-making. How has consistency contributed to Jay Conner’s ongoing success, and what are some practical ways investors can remain consistent in a competitive market?Jay Conner shares a story of acquiring new private lenders by simply teaching them about his program rather than directly soliciting money. How does education build trust in these relationships, and what are some potential pitfalls if this process is handled poorly?What role does creativity play in structuring real estate deals, especially as described by Jay Conner when helping sellers solve non-traditional problems? Can you think of examples where creative deal structure might be necessary?The discussion highlights the need to secure funding before seeking deals rather than the commonly held belief that “the money will follow the deal.” Do you agree with this stance? Why or why not?Reflect on Jay Conner’s advice regarding mentorship and the importance of learning from someone active in the arena. What qualities should you look for in a real estate mentor or coach, and how can you assess their current relevance?The episode ends with personal routines and philosophies for maintaining well-being. How do you think daily habits and mindset have contributed to Jay Conner’s professional achievements, and what routines could you implement in your own life for similar success?Fun facts that were revealed in the episode: First Deal Drama: Jay Conner's first real estate flip was so rundown and smelly that his wife wouldn't even get out of the car to see it, and his father questioned his sanity upon seeing the property.Small Market, Big Results: Despite investing in a town of only 40,000 people, Jay Conner and his wife have flipped over 475 houses and now average 2–3 deals a month, showcasing that major real estate success doesn't require a massive urban market.Private Money Power: Jay Conner raised over $2.1 million in private funds in less than two weeks after being cut off from bank financing in January 2009, a pivot that transformed his business and ensured he never missed out on a deal due to lack of funding again.Timestamps:00:00 Starting in real estate investing04:35 Finding a promising property deal08:54 Discovering Private Money funding11:24 House flipping profit margins15:15 Flipping houses in small markets20:07 Creative real estate solutions22:21 Investing in small town real estate26:52 Navigating financial uncertainty28:00 Discussing real estate investing strategy33:19 Explaining Private Money lending35:11 Explaining the investment program38:54 Finding private lenders for real estate43:18 Experienced real estate investors45:04 Focusing on a single asset class47:21 Shifts in real estate investing52:42 Morning routine and self-care steps54:31 M

Credits to:https://www.youtube.com/watch?v=5sff1RevVAw&t=37s                                                        “Stop Begging Banks: How to Fund Every Real Estate Deal with Private Money”https://www.youtube.com/@GoodNeighborPodcastCooperCity       If you’re venturing into real estate investing or even just curious about alternative forms of financing, the term “Private Money” has likely caught your attention. It’s often shrouded in mystery, separated from the world of conventional banking and lending. But as explored in the recent episode of the Raising Private Money Podcast with Jay Conner, Private Money might just be the game-changer aspiring and seasoned real estate investors have been searching for.Dismantling Myths: What Is Private Money?Most people’s introduction to real estate financing involves banks, credit scores, down payments, and mountains of paperwork. Private Money, as Jay Conner explains, is fundamentally different. Rather than relying on banks or hard money lenders, Private Money comes directly from individuals—ordinary people who invest their capital or retirement funds into real estate deals, bypassing traditional financial institutions and brokers altogether.This shift isn’t simply about sourcing cash; it’s about flipping the power dynamic. With Private Money, it’s not the lender who dictates the terms—the real estate investor does. Instead of applying and hoping for approval, the real estate investor offers an opportunity, teaching potential lenders about the investment advantages. There’s “no asking, no begging, no chasing, no selling, no persuading”—just teaching.Why Is Private Money a Game-Changer?Jay’s passion for Private Money is rooted in his own story. Having started in real estate by following the traditional path—mortgages through banks, lines of credit, and dealing with bureaucratic hurdles—he found his world turned upside down during the 2009 financial crisis. Suddenly, his bank line of credit was shut down with no notice, leaving him grasping for solutions.Instead of folding, Jay leaned into a pivotal question: “Who do I know that can help me solve my problem?” This led him into the world of Private Money—where individuals, sometimes using their self-directed IRAs, could invest directly into his deals. Within 90 days of exploring this new methodology, he had raised over $2 million from private investors who’d never heard of this model before.But what makes Private Money so powerful? Here are a few key advantages Jay outlines:Unlimited Growth Potential: There’s no cap on how many deals you can fund; it only depends on the number of private lenders in your network.Flexible Terms: Investors set the terms, not institutions. Jay, for example, offers his lenders a flat 8% rate, with no origination or “junk” fees.Speed and Control: With funds already lined up, deals close faster, and investors can always pick up a “check” at closing—rather than scrambling for down payments like with traditional loans.Security and Trust: By educating lenders about maximum loan-to-value ratios and repayment methods, investors build confidence and sustainable relationships.The Mindset Shift: Teaching, Not SellingOne of the most important takeaways from Jay’s interview is the mindset real estate investors should adopt. Success with Private Money isn’t about high-pressure pitching or desperate pleas. It’s about teaching: showing people how they can benefit from being a private lender, patiently answering questions, and only presenting deals that match the criteria already discussed with your lenders.This mindset extends to separating conversations: First, teach the opportunity, without a deal in hand. Only once your lender understands and agrees to the terms do you bring them a specific investment. This separation avoids the sense of desperation and builds sustainable trust.From Challenges to Opportunities: E + R = OJay draws inspiration from Jack Canfield’s formula “E + R = O” (Event + Response = Outcome). Events—like losing access to conventional funding—are out of our control. But how we respond determines the outcome. For Jay, the challenge of losing his credit line became the event that propelled him into Private Money—and ultimately, greater success.Getting StartedIf you’re a budding real estate investor, your first step is simple: shift your mindset. Own the real estate “between your ears” first. Approach Private Money as a teacher, not a beggar. Build confidence, clarity, and a strong educational foundation—and then, the deals (and the money) will follow.To dive deeper, Jay offers generous free resources like his “Curiosity Opener” script and his book. The journey from financial setbacks to real estate abundance is paved not just with money, but with the right approach—and an openness to the world of private lending.Ready to make your next deal happen? Start by expanding your mindset, building your network, and learning to teach the Private Money opportunity. The doors to real estate success might be closer—and more accessible—than you think.10 Discussion Questions from this EpisodeJay Conner emphasizes the importance of the "who, not how" question when facing problems in real estate or life. How can this mindset shift impact decision-making outside of real estate investing?Based on the episode, what are the key differences between hard money lending and Private Money, and why is it important for investors to understand this distinction?Jay Conner states that with Private Money, "we set the rules" instead of the lender. What are the potential advantages and disadvantages of this approach for both the investor and the lender?The episode discusses the critical role of mindset in securing private capital. How can new investors develop the necessary mindset and confidence to approach potential private lenders?Why does Jay Conner recommend lining up Private Money before searching for deals, contrary to the advice often given by other real estate educators?How does teaching and exposing private lenders to opportunities differ from pitching a specific deal, and what are the benefits of separating these conversations?According to the episode, what are the three major reasons a private lender would be eager to fund a deal once they've moved their funds to a self-directed IRA?Jay Conner describes how the 2009 financial crisis forced him to discover Private Money lending. How have external events or setbacks led you, or could they lead you, to discover new opportunities in your own field?The episode introduces Jack Canfield’s formula E+R=O (Event plus Response equals Outcome). How can this formula be applied to challenges in real estate and beyond?Jay Conner highlights that with Private Money, there is "no limit to the number of deals you can do." What implications does this have for scalability in real estate investing, and what factors might still limit an investor’s growth?Fun facts that were revealed in the episode: Unlimited Deals, Unlimited LendersIn the world of Private Money, there is no cap to the number of deals you can do or private lenders you can work with. Jay Conner highlighted that he has 47 private lenders funding his deals, but started with just one, showing how scalable the approach can be.You Can Get Paid When You BuyUnlike traditional financing, where you bring a down payment to closing, using Private Money often means you get a check at closing! If you buy right, you can walk away from the closing table with extra cash in hand to use for renovations or even carrying costs.Access to Private Money Doesn’t Depend on Your CreditAccording to Jay Conner, when you tap into private financing for real estate, there's no application, no underwriting the traditional way, and your credit score isn’t a roadblock—because "you're already approved." It’s all about offering an opportunity, not begging for a loan.Timestamps:00:00 Understanding private vs. hard money05:34 Accessing private capital for investments07:55 Teaching investment opportunity strategies10:46 Funding strategy and lender criteria15:38 Discovering Private Money solutions17:31 Embracing obstacles as opportunities20:39 Importance of Taking Action26:45 Free Million Dollar Money Script28:12 Discussing real estate investing interest Connect With Jay Conner: Private Money Academy Conference: https://www.ThePrivateMoneyConference.com Free Report:

Jay Conner is a veteran real estate investor and private-money educator who has completed 500+ home rehabs. He recounts how losing a bank credit line led him to private lending. Discover the difference between private and hard money, how retirement funds can finance deals, who makes an ideal lender, and why trust-based funding can scale across borders.

If you’re looking for smarter ways to put your capital to work in real estate, the latest episode of Raising Private Money offers valuable insights. Jay Conner sits down with seasoned real estate fund manager Mike Zlotnik, CEO of TF Management Group, to discuss the mindsets, risks, and strategies you need to consider before writing that first check into a real estate deal or fund. Here’s what you need to know and how you can benefit from Mike’s expertise in today’s market.Why Real Estate? The Power of Predictability and Cash FlowMike’s journey into real estate investing began after a long career in technology and risk management. What set real estate apart for him was predictability—the opportunity to build fortunes steadily over time, particularly compared to the volatility of stocks. Initially investing passively in New York City, Mike realized real estate’s unique advantage.Real estate offered both appreciation and, when chosen wisely, dependable cash flow—something stocks rarely provide. This predictability, says Mike, is the cornerstone of financial freedom for investors seeking long-term stability, especially as compared with the unpredictability of the stock market.Raising Capital Is Harder Than Ever—So Don’t Ignore Investor MindsetIn today’s post-pandemic market, securing capital is more challenging than finding deals. Many investors have become gun-shy after recent market resets and rising interest rates. Mike points out that many real estate investors fail here by not communicating the right story or preparing investors for a contrarian approach. He explains that it’s now critical to demonstrate why real estate offers better value today—not just through numbers, but by appealing to “predictable income, downside protection, and prudent diversification.”Mike warns against relying solely on fear, but recognizes that with stock markets at all-time highs, now may be the time for investors to diversify into more stable assets like real estate.Scaling from Tens of Thousands to Millions: The Mindset ShiftWhat’s the difference between raising $50,000 from a private lender and millions for a fund? According to Mike, it comes down to scalability and connection. Raising larger amounts requires robust systems, credibility, and constant engagement with investors.The foundation, Mike says, is building “know, like, and trust”—without this, capital raising cannot succeed. Education is key, as is establishing authority through books, podcasts, and sharing expertise. The focus should always be on genuine connection, not simply selling your deal.Risk Comes First: Three Things to Ask Before You InvestBefore even considering projected returns, Mike advises investors to invert their thinking. The main question: How could you lose money? Drawing on the wisdom of Charlie Munger, he advocates starting every analysis by considering downside scenarios:How could you lose your principal? What needs to go wrong (interest rates, operations, tenants) for things to fail?What due diligence is needed? Analyze leases, tenant quality, local economic factors, and supply-demand balance.Mitigation tactics: Can the risk scenarios be realistically addressed and managed?If the worst-case scenarios seem unlikely or effectively mitigated, only then should you evaluate the potential upside.Ask the Tough Questions—And Focus on IntegrityMike emphasizes that due diligence is less about seeking perfect answers and more about detecting inconsistencies or dishonesty. Questions like “Have you ever lost money? Why? What did you learn?” matter because integrity is more important than any projected return. If you spot a lie or evasion, walk away. The very best investors are those who answer tough questions with honesty and humility.Where Are the Real Opportunities Now?In today’s shifting market, Mike advises against catching falling knives in highly volatile asset classes. Instead, he suggests focusing on regions and strategies with consistent performance, such as medical offices, industrial properties, and first-lien lending. His current projects, for instance, emphasize predictable cash flow and downside protection over high-risk/high-reward gambles.Final ThoughtsSuccess in private real estate investing isn’t about chasing fads or quick wins. It’s about disciplined due diligence, honest relationships, and focusing on predictable, stable returns—even in uncertain times. If you’re considering investing in a real estate fund, take Mike’s advice: prioritize risk management, build real trust, and seek out opportunities that stand the test of time.10 Discussion Questions from this EpisodeWhat aspects of real estate investing does Mike Zlotnik find more appealing than stock market investing, and why does predictability stand out to him?How has the current economic climate impacted the process of raising capital for real estate deals, according to the conversation?What are some common mistakes that real estate investors make when attracting private investors, as identified in this episode?How important is the concept of “know, like, and trust” in raising capital, and what strategies do the speakers suggest to build it?Why is leading with education a key approach for successfully raising Private Money, and how has it worked for the speakers?What does it mean to “invert, always invert” when evaluating risk in a real estate investment, and how can investors apply this mindset?What specific questions should investors ask before deciding to invest in a real estate deal or fund to assess risk?In what ways does location contribute to mitigating risk in real estate investments, based on points raised during the episode?If you were starting a real estate investment business from scratch today with little capital, what first steps would you take to build relationships with private lenders?How should investors balance the pursuit of cyclical market opportunities with the desire for predictable cash flow and downside protection, according to the episode’s discussion?Fun facts that were revealed in the episode: Tech to Real Estate SwitchMike Slotnick, the featured guest, spent nearly 15 years in information technology, managing risk and complex systems, before becoming a full-time real estate fund manager in 2009.Education Over SalesOne key strategy discussed was that both Mike and Jay Conner have built their capital-raising approach around leading with education rather than pitching deals, believing that teaching investors builds stronger relationships and trust.Big Mike’s Website JokeMike affectionately refers to his website as "BigMikeFund.com" and even jokes that if you forget the "D" at the end (typing "BigMikeFun.com"), you'll still land somewhere safe—he promises it’s not a "kinky site"!Timestamps:00:00 Raising and structuring private capital04:33 Raising capital for real estate09:43 Building investor relationships13:15 Evaluating risks in real estate investments17:33 Real estate investment considerations19:51 Assessing investment risks and scenarios25:00 Starting a Fund: Initial Steps28:21 Investing for steady cash flow32:26 Connect with Mike Zlotnikhttps://www.TempoFunding.com  https://www.BigMikeFund.com  34:21 Sharing episode to fellow investors Connect With Jay Conner: Private Money Academy Conference: https://www.ThePrivateMoneyConference.com Free Report:https://www.jayconner.com/MoneyReportJoin the Private Money Academy: https://www.JayConner.com/trial/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 Connerhttp://www.JayConner.com/MoneyPodcast Jay Conner is a proven leader in real estate investing. Without using his own money or credit, Jay maximizes creative methods to buy and sell properties with profits averaging $86,000 per deal. #RealEstate #RealEstateInvesting #RealEstateInvestingForBeginners

Jay Conner, private money authority and investor since 2003, explains how private lending gives investors control and speed. He recounts his pivot from banks to private capital and details strategies for fast closings, lender conversations, paperwork, and scaling with individual lenders. Practical scripts and protections for lenders are also highlighted.