Raising Private Money with Jay Conner

What separates those who dream about raising real money in real estate from those who actually do it? According to Wendell Butler, a former military officer who went on to found Hammerhead Capital and Flip Fuel Lending, it’s not complicated spreadsheets or pitch decks. In reality, it comes down to discipline, speed, and crystal-clear communication.Laying the Foundation: From the Military to Real EstateWendell’s journey didn’t start in real estate—he began as a military officer, where discipline became second nature. He later transitioned to a loan officer role, gaining firsthand experience in the world of lending and underwriting. That dual background proved invaluable, allowing him to understand deals from both the lender’s and the investor’s perspectives.But how did Wendell Butler make his first step into raising private money? It wasn’t about flashy presentations or aggressive sales pitches. Instead, he focused on building a reliable track record—executing on two simple deals, living in and flipping homes using his knowledge as a loan officer. “It was less about what I said and more about what I did,” he recalls. Showing proof of concept and genuine results was enough to inspire confidence in his earliest private investors—even when those deals were relatively small.The Power of Simple, Honest CommunicationOne of the biggest takeaways from Wendell Butler’s interview with Jay Conner is the importance of keeping things simple. For new investors, the temptation to use industry jargon can be strong, but as Jay Conner points out, “A confused mind does not make a decision. Actually, they do—it’s called no.”Instead, Wendell started conversations with people in his closest circles—family and friends—breaking his process down in plain language. He described what he had done, how it worked, and what kind of returns they could expect, bypassing complicated terms like “equity splits” or “GP/LP shares.” By making the opportunity easy to understand, he won early buy-in and trust, leading to soft commitments before he even had deals in hand.Discipline as a Competitive EdgeWendell Butler’s military background instilled an unwavering discipline, which became his edge in investing. That discipline wasn’t just about executing deals—it also translated into always doing what he said he’d do, especially when it came to private lenders. “No matter what, I’m going to get my investor the money that I promised them—even if the deal goes south and it comes out of my own pocket,” Wendell explains.He also stresses the value of disciplined underwriting (thanks to his loan officer days). By never stretching the numbers and maintaining a conservative outlook on each deal, he not only protected his investors but built up even more credibility. For him, it’s all about “staying disciplined to the numbers… because numbers don’t lie.”Shifting from Sales to ServiceA key mindset shift for Wendell Butler was letting go of the idea that raising private money is about “selling.” Instead, he reframed it as providing an opportunity—one that could solve a real problem for someone else. This approach—educating, sharing opportunities, and encouraging potential investors to take or leave it—created less pressure and cultivated relationships built on trust, not desperation.Jay Conner reinforced this, noting that the goal isn’t to chase or persuade but to offer solutions to “ordinary people with lazy money”—meaning funds that aren’t working hard for them. “Private money doesn’t go to the smartest investor; it goes to the most prepared, the most consistent, and the most trustworthy,” he says.Community and Continuous LearningWendell’s entrepreneurial spirit extended to launching The Hive in Charlotte, an entrepreneur meetup designed to foster genuine connections. “When you build true relationships through service, deals and private money wil

***Guest AppearanceCredits to:https://www.youtube.com/@WealthOnMainStreetPodcast                 “Raising Private Money with Jay Conner, Richard Canfield & Jayson Lowe”https://www.youtube.com/watch?v=HBCKj5Uz6L4&t=4s      When it comes to real estate investing, one of the greatest hurdles for both new and seasoned investors is finding the capital to fund deals. In a recent episode of Raising Private Money, industry expert Jay Conner sat down with Richard Canfield and Jayson Lowe to reveal how private money can be a game-changer for building a thriving real estate business—without reliance on banks or traditional lenders.What is Private Money?Jay Conner breaks down private money to its simplest form: “Private money is money that is borrowed from a human being, from human beings. We’re talking about doing business with individuals just like you and me.” Unlike institutional sources, like banks or hard money lenders, private money is a direct relationship between the real estate investor and an individual lender—often someone with investment capital or retirement funds seeking better returns.Private lenders aren’t just entities—often, they’re people in your network or community, looking for “really high caliber opportunities” to grow their wealth safely and securely. As Jay Conner shares, there are trillions of dollars sitting in retirement accounts in the U.S. alone, waiting to be put to work.Making the Shift: From Banks to Private MoneyJay Conner’s story is a familiar one. For years, he depended on banks and mortgage companies to fund his deals until, seemingly overnight, his lines of credit were frozen. Staring at the possibility of missing six-figure profits on deals he had under contract, he realized he needed to find a new way. The answer: private money.Within 90 days of making the switch, Jay Conner raised over $2 million. By eliminating the bank from the equation, he found new freedom and flexibility, setting his own terms and interest rates, with no application or approval process.How to Attract Private Money—Without Begging or SellingA key takeaway from Jay Conner is that raising private money isn’t about desperate begging or high-pressure selling. Instead, it’s about education—“I put on my teacher hat.” Instead of pitching, he teaches people about the opportunity of private lending. He explains his simple, straightforward program: offering 8% interest, no origination fees, notes backed by real estate, and transparent, safe terms.This approach reframes the conversation. Jay Conner isn’t asking for a favor—he’s offering an opportunity. As he says, “In this world, there’s no rejection. You cannot be rejected if you’re not asking for the money. I’m teaching how they can get high rates of return safely and securely. They said, Wow, I want to do this.”Common Mistakes—and Red Flags—When Getting StartedBoth for new private lenders and investors, Jay Conner highlights some essential best practices:Never loan out unsecured money: Always back loans with real estate, not just a promissory note.Know who you’re doing business with: Trust and confidence in the operator (the real estate investor) matter as much as, if not more than, the property itself.Beware of scams: Steer clear of “private lenders” offering unrealistically low rates (like 3%) and demanding upfront application fees.Confidence and Clarity: The Real Key to Raising CapitalIf you’re a new investor worried about your lack of track record, Jay Conner’s advice is clear: confidence is critical. “Nobody’s going to loan you money for your real estate deal unless you believe in y

***Guest AppearanceCredits to:https://www.youtube.com/@joshcantwellinvestor                “Jay Conner on The Secrets to Locating Private Money for Real Estate Deals”https://www.youtube.com/watch?v=t5FUJjGuXfg&t=65s     If you’re a real estate investor searching for ways to scale your portfolio, few topics are as crucial as raising private money. In a candid conversation on the Raising Private Money podcast, Jay Conner sits down with Josh Cantwell to share the precise strategies that have helped him raise millions — without ever asking for money outright. Here are the game-changing insights from their exchange and how you can leverage them for your own investing business.The Power of a Servant’s Heart in Real EstateFrom the outset, Jay Conner sets the tone: his mission is not about taking advantage of distressed sellers, but serving them. He stresses that 2022 (and beyond) presents a unique window to help homeowners facing foreclosure—especially those who haven’t been able to recover post-COVID. Jay Conner and his team focus on identifying and assisting these property owners before their homes hit foreclosure sales or bank repossession, creating win-win solutions along the way.The real backbone of Jay Conner’s approach? Integrity and empathy. By leading with a servant’s heart, he cultivates trust, which proves invaluable both in deal-making and in private capital conversations.Where to Find Private Money: The Three PillarsOne of the fundamentals of Jay Conner’s success is knowing where to look for private money. He distills his sources into three main categories:Your Warm Market: These are people you already know—family, friends, colleagues, and acquaintances across social groups, church, LinkedIn, and Facebook (the genuine connections, not just casual “friends”). Jay Conner challenges the myth that everyone’s personal network is “broke,” insisting that there are untapped connections in almost every investor’s world.Expanded Warm Market: If your immediate circle seems tapped out, expand it. This means immersing yourself in local organizations like the Rotary Club, volunteering, and building authentic relationships in your community. The more you give, the more your network—and potential investor base—grows.Existing Private Lenders: These are individuals already loaning money to real estate investors. Jay Conner suggests leveraging public records (to find those who’ve secured loans with a mortgage or deed of trust), specialized data feeds (which aggregate nationwide lender info), and networking events hosted by self-directed IRA companies. Notably, he reveals that over 70% of self-directed IRA account holders are open to lending on real estate deals.The Five-Step Method: Raising Private Funds—Without AskingThe real secret sauce in Jay Conner’s system is his five-step process for attracting private capital—without ever having to ask for it directly.Make Your List: Identify the top 50 people in your network who might have capital or retirement funds.Open a Casual Conversation: Use either a direct method (“Do you have investment capital or retirement funds not giving you a high rate of return safely and securely?”) or an indirect method (“Would you spread the word that I have this investment opportunity?”). This non-salesy approach gets prospects naturally interested.Let the Tools Do the Work: Jay Conner leverages a pre-recorded 16-minute audio called “Stress Free Investing” to explain private lending basics to prospects, making the process scalable.One-on-One Appointment: Present your exact investment progr

 ***Guest AppearanceCredits to:https://www.youtube.com/@JakeandGino               “Private Money Plays with Jay Conner”https://www.youtube.com/watch?v=46diWzgCIIo&t=1s    If you’re a real estate investor who’s ever worried about being dependent on banks or burning out by wearing every hat in your business, Jay Conner’s story, shared in his discussion with Jake Stenziano and Gino Barbaro on the Raising Private Money podcast, is a must-hear. Jay, known as the Private Money Authority, has not only mastered the art of raising millions in private capital but has also built a real estate business that operates on autopilot most of the time, freeing him to focus on what matters most.From Bank Reliance to Private Money PowerhouseJay’s big “aha” moment came when his banker, Steve, told him the bank was shutting off his line of credit. As many investors hit hard by the 2008–2009 crash, Jay faced a choice: give up or find another way. He chose the latter, and within 90 days, raised over $2 million in private money, forever changing how he operated. Since then, he’s never missed out on a deal because of a lack of funding. As he puts it, “the money comes first”—and it does, especially when you know how to attract private lenders.But what sets Jay apart isn’t just capital raising; it’s the holistic, automated model he’s developed. Operating mostly in a small North Carolina market, Jay averages $64,000 profit per single-family house with just two to three deals a month. The secret? Systems, automation, and a relentless focus on scheduling and prioritizing for success.Automate, Delegate, and Disappear: Jay’s Triple D PhilosophyEarly in his career, Jay and his wife Carol Joy found themselves “at Lowe’s at 8:45 at night picking knick-knacks” for staging homes, realizing the business was running them, not the other way around. That epiphany led Jay to embark on a mission of automation.Inspired by his father’s mantra—“Dictate, delegate, and disappear”—Jay took inventory of his daily activities, asking: “What am I doing now?” He recognized that any task he could pay someone $15 an hour to complete meant he was essentially earning $15 an hour doing it himself. That realization led Jay to schedule his successes: every night, he does a “brain dump” on a yellow pad, then, in the morning, prioritizes tasks, ensuring only high-value activities land on his plate.This scheduled approach, combined with leveraging virtual and local assistants, allowed Jay to scale back his direct involvement to about five hours a week. He now serves as the “visionary,” guiding the ship and showing up when least expected, rather than reacting to fires.The Four Pillars and Winning for AllJay’s business stands on four pillars: finding, funding, flipping, and automating. The “finding” pillar relies on proprietary foreclosure tracking and direct mail campaigns with high response rates. When it comes to funding, Jay works with 47 private lenders, many using self-directed IRAs for solid returns. His “flipping” strategy focuses on entry-level single-family homes—maximizing profits while serving first-time buyers via rent-to-own arrangements, with a strong credit repair component to ensure tenants eventually buy and achieve homeownership.Crucially, Jay frames each deal as a win-win for everyone involved. Sellers in distress get relief, private lenders receive above-market returns, buyers become owners, and Jay orchestrates the process. He emphasizes that “successes are scheduled,” and that private money can be raised not by hard selling, but by making his program available, arousing curiosity (“I teach private lenders how to get higher rates of return than th

***Guest AppearanceCredits to:https://www.youtube.com/@BrianDavilaShow              “How Private Money TRIPLED His Real Estate Business | Jay Conner.”https://www.youtube.com/watch?v=xIDtWayTLWM&t=3625s   In the ever-evolving landscape of real estate investing, gaining access to funds can often feel like an uphill battle. For Jay Conner, renowned private money expert and seasoned investor, the solution to this challenge comes down to what he calls the most important principle: “the money comes first.” Jay’s journey, shared on an insightful episode with Brian Davila on the Raising Private Money podcast, offers invaluable lessons for both new and experienced investors looking to raise private money and build sustainable wealth.Starting: A Crucial Lesson in FundingJay Conner didn’t enter the real estate world with access to private money right away. For the first six years after launching his business in Morehead City, North Carolina—a market with just 40,000 people—Jay relied on local banks and mortgage companies to fund his deals. That changed abruptly in 2009, when he discovered that his line of credit had been unexpectedly revoked. Faced with the threat of losing out on deals and not being able to recover his earnest money, Jay was driven to find a new approach.Enter private money. Through a recommendation from a fellow investor, Jay learned about this alternative source of funding—friends, family, and acquaintances investing in his deals, backed by solid criteria and security. Within just 90 days, Jay raised over $2 million in private funding and rapidly scaled his business. As Jay Conner emphasizes, losing his bank credit became a “blessing in disguise,” unlocking a faster, more reliable path to funding.How Private Money Fueled GrowthJay’s business didn’t just recover; it tripled. By leveraging private money, he was able to close more deals—especially those with sellers requiring all-cash offers. The flexibility and speed that private lenders provided allowed Jay to snap up bank-owned properties and foreclosures during the financial crunch, building long-term wealth through smart, strategic investments.He stresses a vital wisdom for new investors: “If I knew then what I now know, I would have started with private money.” According to Jay’s data, only 13% of For Sale By Owners are open to creative financing; the vast majority want all-cash buyers. Without private money, investors risk missing out on the lion’s share of opportunities.Smart Systems for Sustainable Deal FlowSuccess in real estate means more than just funding—it’s also about consistent deal flow. In this episode, Jay shares his multi-pronged approach to sourcing deals in a small market:Google Ads: Jay runs three campaigns targeting motivated sellers, boasting a low average cost per lead and a high conversion rate. He notes, “On average, I only need five Google Ad leads to buy a house.”Foreclosure Letters: With a 57% response rate, Jay’s eight-letter sequence to foreclosure prospects is a standout, made possible by tracking cases at the courthouse and layering motivation (such as inheritance).Facebook Ads & Direct Mail: These supplement his funnel with additional off-market leads.Networking with Wholesalers: Jay connects directly with local wholesalers, leveraging his status as a cash-ready buyer to close deals quickly.Why Private Money is Safe—When Done RightFor those hesitant about using other people’s money, Jay offers reassurance. His strict criteria (borrowing up to 75% of after-repair value) create a cushion that protects both the investor and their lenders. He insists private lende

***Guest AppearanceCredits to:https://www.youtube.com/@AdvantaIRA             “Episode 182: How Jay Conner Raises Millions in Private Money for Real Estate”https://www.youtube.com/watch?v=oUGSDCB0r-I&t=580s   If you’re a real estate investor—or thinking about venturing into the world of property investing—there’s one question that always comes up: “Where do you get the money to fund your deals?” While banks, institutional lenders, and hard money sources are familiar options, they aren’t always ideal, especially if you plan to scale your business. On a recent episode of the Raising Private Money podcast, Jay Conner, known as the “Private Money Authority,” sat down with Alex Perny to share his journey and pull back the curtain on the incredible world of private money.From Banks to Private Lenders: A Game-Changing ShiftLike many investors, Jay Conner started his journey relying on traditional financing—local banks and mortgage companies. For six years, this method served him well, but everything changed in January 2009, when his longtime banker abruptly shut down his line of credit. This crisis sparked a pivotal question: “Who do you know that can help fix your problem?”That moment led Jay Conner to discover private money: raising capital from individuals, not institutions. “Private money is the number one strategy that I implemented in my business in 2009 that's had the biggest impact of any strategy that I have implemented,” he shared. Unlike hard money or institutional capital, private money comes from people—everyday individuals looking for better returns on their capital or retirement accounts.The Three Categories of Private LendersSo, where do you find these elusive private lenders? According to Jay Conner, private money lenders generally come from three categories:Your Own Network: There’s a direct relationship between your connections and your access to capital. Start by looking to friends, family, and acquaintances.Expanded Network: As you grow, you might exhaust your personal connections. That’s where networking groups, local organizations like Business Networking International (BNI), and community events come into play.Existing Private Lenders: These are individuals already lending to other real estate investors, often using self-directed IRAs. Here, it becomes more of a negotiation since they’re familiar with the process and terms.How to Approach Potential LendersA crucial lesson Jay Conner learned early on is that “desperation has a smell to it.” He emphasizes the importance of separating the conversation about the opportunity from the deal itself. Rather than pitching a deal in your first conversation, focus on educating your contacts about private lending and the opportunity it presents. “I'm offering an opportunity, not asking for a loan,” Jay Conner said.An example from his early days: He approached a well-connected acquaintance at his church, not by asking for money but by requesting help spreading the word about his real estate investment opportunities. This no-pressure approach naturally led to the first $250,000 commitment—and eventually, $500,000—from that single conversation.Structuring the Deal: Protecting Lenders and Setting TermsPrivate lenders in Jay Conner’s model are given a deed of trust or mortgage, are named on insurance policies, and enjoy flexible terms such as penalty-free early withdrawals. He keeps terms straightforward: 8% interest, two-year notes, and transparent communication. Notably, he includes a “minimum return” clause so lenders always receive at least six months of interest, even on quick turnaround deals.Why Private Lende

***Guest AppearanceCredits to:https://www.youtube.com/@VastSolutionsGroupdotcom            “Revolutionize Investing With Private Money with Jay Conner!”https://www.youtube.com/watch?v=3eVMKVZhLv4&t=1425s   If you’re looking to fast-track your real estate investing journey, there’s one topic you simply can’t afford to ignore—private money. In a recent episode of "Raising Private Money," renowned investor Jay Conner sat down with Kenner French for a high-impact conversation about how private money has transformed his business and the lives of his investors. Here are the key takeaways you need to know.From Banker Rejection to Private Money RevolutionJay Conner did not start with a Rolodex full of eager lenders. In fact, he shared how, for years, he relied on traditional banking relationships for his real estate deals—until everything changed during the 2009 financial crisis. When his go-to line of credit was suddenly yanked with no warning, Jay had two deals under contract and nowhere to turn for funding.What seemed like a crisis quickly turned into the opportunity of a lifetime: the discovery of private money. Unlike hard money or institutional funds, private money comes from individuals—ordinary people with capital in investment accounts or retirement funds, seeking better returns. According to Jay Conner, "I’m talking about doing business with individuals, human beings just like you, just like me, that loan money to us real estate investors either from their investment capital or their retirement funds."The "Never Ask" Method: Attracting Private LendersOne of the most surprising aspects of Jay Conner’s approach is that he never asks for money. Instead, he separates the conversation between teaching prospects about private lending and presenting them with deals.Here’s how it works:Education First: Jay Conner puts on his “teacher hat” and educates potential lenders about what private money is, how the process works, and the safety and returns they can expect. There’s no property or deal discussed at this point—just learning.Find Out Their Capability: Prospective lenders are invited to share how much they might be interested in investing and whether it’s in cash or retirement funds.The "Good News" Phone Call: When a suitable deal arises, Jay Conner calls the investor and announces, "I can now put your money to work." He specifies the amount, property, and closing details—but never asks, “Would you like to fund this deal?” The deal matches the criteria already discussed, so moving forward is a logical next step.This technique eliminates the fear of rejection, positions the investor as an opportunity provider, and keeps the relationship collaborative instead of desperate. As Jay puts it, "Desperation has got a smell to it... It’s all about leading with a servant's heart, truly. Because there’s more money available than there are deals.”Why Private Money Changes EverythingJay Conner emphasized that with private money, real estate entrepreneurs are no longer at the mercy of strict lender requirements. "In this world, the lender does not make the rules. We make the rules. We set the interest rate, we set the terms," he explained. This only works, he notes, when you’re educating people who haven’t yet heard about private lending.And the benefits aren’t exclusive to investors. Many of Jay Conner’s private lenders have written him heartfelt notes about the life-changing impact of reliable, higher returns—often turning stagnant CDs or underperforming stocks into vehicles for financial freedom.Golden Lessons and Pitfalls to AvoidFor those just starting, Jay C

Break Free from Distraction: Three Practical Strategies for a More Focused and Abundant LifeWelcome back to the DanCan Show! In this episode, Dan Cantillana invites listeners to examine the impact of distraction, tiredness, and dryness—both in life and spirit—and shares his personal journey to rediscovering hope and vitality. Drawing from recent weeks of travel and life transitions, Dan Cantillana explores three foundational strategies: creating rather than just consuming, establishing healthy boundaries with technology and social media, and building intentional rest into daily routines.Listeners will hear stories from Dan Cantillana's own life—from handwritten notes of gratitude and classic literature to practical ways of regaining a sense of purpose amidst digital overwhelm. The episode offers actionable principles for every leader or individual seeking a more invested, abundant life—rooted in faith, connection, and authentic growth.Ready to stop scrolling and start living with intention? Stay tuned for candid insights, relatable moments, and the encouragement you need to make the next 72 hours truly count.In life, you are either an investor or a consumer. You either habitually create or habitually consume. So the real question is: how do you start creating? And once you start, how do you keep going?Now, you might be asking yourself, “Dan, what’s with all the questions? I thought this was a book, not a test.” Fair enough—but without questions, how can we expect to find answers?And isn’t that what we all want as leaders? Not just answers, but the right answers. Answers that bless the people around us. Answers that bring peace, resolution, and abundance.This isn’t just another podcast about success—it’s a journey of self-discovery, intentional living, and building a life you love. Dan shares insights, stories, and strategies designed to help you achieve financial freedom, live with integrity, and make money effortlessly by aligning your work with your faith.If you believe in loving what you do and doing what you love, you're in the right place. Protect. Provide. Promote.https://investwithdancan.com/ https://wavecapitallending.com/ http://www.bizzybeebookkeeping.com/ https://www.dancanspokane.com/ https://www.youtube.com/channel/UCcWABX1LXk6wSDfndW4PIAQ/#DanCan #InvestWithDanCanhttps://youtu.be/u6fwjKImxf8

***Guest AppearanceCredits to:https://www.youtube.com/@leads2deals           “How to Raise Millions Without Banks | Real Estate Secrets with Jay Conner”https://www.youtube.com/watch?v=3UAComwwh3Q&t=2s   If you’re a real estate investor—whether seasoned or just starting—you’ve probably asked yourself the age-old question: “How do I fund my deals quickly and reliably, without the headaches of traditional bank financing?” On a recent episode of the Raising Private Money podcast, Jay Conner, renowned for his expertise in raising private money, pulled back the curtain on his strategies for funding real estate investments. The conversation with Scott Morse of the Leads to Deals podcast was packed with practical tips, insightful stories, and a dose of inspiration for anyone struggling to access reliable capital.The Turning Point: From Banks to Private MoneyThe journey for Jay Conner began like many others—relying solely on local banks to fund deals. For six years, things seemed manageable until a single phone call changed everything. His trusted banker, in the wake of the 2009 global financial crisis, abruptly cut off his line of credit. As Jay Conner recounts, “I said, Steve, what in the world are you saying to me? My line of credit’s closed? I got an 800 credit score… Why are you closing my line of credit?” This sudden problem became a doorway to a much bigger opportunity.Jay Conner’s solution wasn’t just to think harder, but to ask a new question: “Who do you know that can help fix your problem?” This led to discovering private money—funds invested by ordinary individuals, often from retirement accounts, eager for higher returns and the security of asset-backed lending.Principle #1: The Money Comes FirstOne of the podcast’s resounding themes is that reliable funding should precede the hunt for deals. As Jay Conner cautions, the old advice that “money finds good deals” is a myth—don’t wait until you have a property under contract before scrambling for funds. Instead, build your network of private lenders first. This shift puts investors in a position of strength, allowing for faster offers and greater negotiating power.How to Attract, Not Chase, Private MoneyWhat sets Jay Conner’s approach apart is his emphasis on education over salesmanship. “No begging, no chasing, no selling, no persuading,” says Jay Conner. He advocates for a mindset rooted in service and education. His method? Put on your “teacher hat” and inform your network about how private lending works, the returns they could earn, and the security features (like deeds of trust and insurance policy coverage) that protect their investment.He illustrates this with the story of his first private lender: Instead of pitching a deal, he simply asked a church acquaintance, “Would you refer people to me who are unsatisfied with their bank returns or stock market volatility?” This gentle, indirect approach led the individual to volunteer, “What you got going on there, Jay?” and ultimately commit $500,000.The Math Behind Every DealJay Conner’s formula is straightforward: Never borrow more than 75% of the after-repaired value (ARV) of a property. This ensures safety for the lender and allows the investor to take home a sizable check at closing—without dipping into personal funds. “If you’re buying a house and it needs renovation and you’re using private money, if you can’t bring home a big check when you buy, you’re paying too much for the property,” Jay Conner insists.Building Your Private Lender NetworkStart with people you already know: church members, colleagues, neighbors, and anyone who may have retirement accounts they’d consider repositioning.

***Guest AppearanceCredits to:https://www.youtube.com/@EggsThePodcast           “Eggs 420: Unlocking Unlimited Funding in Real Estate with Jay Conner”https://www.youtube.com/watch?v=zWaAtliaWWQ&t=34s  When it comes to real estate investing, one of the most common hurdles is securing funding. Many aspiring investors are intimidated by the strict requirements and drawn-out processes of traditional lenders. On a recent episode of “Raising Private Money,” Jay Conner sat down with Michael Smith to share game-changing insights on how private money can propel your investing career—and how you can secure it without ever asking for a loan.The Turning Point: From Banks to Private FundingJay Conner recounts his early days navigating the world of real estate investment. Initially relying on banks and mortgage companies, he faced a major setback in January 2009—the global financial crisis shut down his line of credit overnight. Instead of giving up, Jay asked himself a powerful question: “Who do you know that can help fix your problem?” This shift in mindset led him to discover private money, an approach that forever changed his career trajectory.Through education and networking, Jay was able to raise over $2 million in new funding—without asking anyone for money outright. As he puts it, “In fact, I don’t ask anybody for money. Today, I’ve got 47 private lenders that are funding our deals without ever asking for money. I never pitch a deal.” The secret? He became a teacher, educating potential lenders about the opportunity instead of selling or persuading.Teaching the Opportunity: The “Private Money Teacher” ApproachRather than chase investors or beg for funds, Jay Conner recommends a teaching approach. In this world, the investor defines the terms—interest rates, loan-to-value ratios, note length, and frequency of payments—in advance. For Jay, that means paying an attractive 8% interest to his private lenders and limiting borrowing to 75% of the after-repaired value of a property.He stresses the importance of separating two conversations: first, teach the opportunity and program; second, once a potential lender is educated and interested, bring them a deal that fits the criteria. Jay’s exact script for putting a lender’s money to work is simple: “Mike, I’ve got great news for you. I can now put your money to work. I’ve got a house under contract... with an after-repaired value of $200,000. The funding required for the deal is $150,000…”The key here is that his lenders have already been educated. There’s no selling, no chasing—just fulfillment of a promise.Protecting Lenders and Structuring DealsA major concern for both sides is risk. What happens if a deal falls through? Jay Conner explains that his private lenders are protected similarly to banks, with asset-backed debt secured by a mortgage or a deed of trust. They’re named on the insurance policy and title, ensuring recourse if the borrower fails to perform.This approach distinguishes “one-off” deals from larger projects requiring SEC compliance. In single-family home investments, which are Jay’s specialty, the deals are asset-secured and private lenders receive steady, predictable returns—rather than a share of potentially fluctuating profits. The conservative borrowing limit of 75% of the after-repaired value means lenders have a substantial equity cushion.Where to Find Private LendersJay categorizes sources of private lenders into three groups:Your warm market: friends, family, and personal connections.Expanded warm market: networking groups like BNI (Business Networking International) and community organizations.Existing private