Raising Private Money with Jay Conner

***Guest AppearanceCredits to:https://www.youtube.com/@KeshavKolur-CliveCapital"EP. 32 - Fire Your Banker Alternatives to Bank Funds and Hard Money with Jay Conner"https://www.youtube.com/watch?v=b_VOlONeAtw If you’re a real estate investor—whether just starting out or already seasoned—chances are you’ve wrestled with raising capital. Traditional bank loans and hard money lenders might seem like your primary options, but as Jay Conner shares in his recent conversation with Keshav Kolur and John Lai, there’s a powerful alternative many overlook: private money.In this candid and insightful episode, Jay draws from over 23 years of real estate investing experience, breaking down exactly how he’s leveraged private money to transform his business.What Is Private Money—and Why Does It Matter?First things first, Jay clarifies: private money means raising funds directly from individuals (private lenders), not banks or hard money lenders. These lenders are real people—perhaps folks from your network—who are willing and able to loan money from their capital or retirement funds in exchange for an attractive, secured return.Jay started his journey relying on local banks, only to have his “funding rug pulled out” during the 2009 financial crisis. That abrupt shift forced him to get creative. That’s when he discovered that teaching people about private money—and offering them a safe, secure way to invest—could open doors not just for him, but for the lenders as well.He emphasizes, “I’ve never missed out on a deal for not having the money,” and has built relationships with 47 private lenders, raising millions without ever begging, selling, or convincing anyone. The key? Education.Three Keys to Finding Private LendersAccording to Jay, there are three categories where you can source private lenders:Your Warm Market: These are people you already know—friends, family, colleagues, folks at your church or local Rotary club, even your golf buddies.Your Expanded Network: Go where money-minded people congregate. Jay highlights organizations like Business Networking International (BNI) for the rapid expansion of your connections and credibility.Existing Private Lenders: These are individuals already lending money to real estate investors. While you can comb public records or lean on software solutions for contact info, networking events (especially at self-directed IRA custodians) are goldmines.How the Process WorksInstead of racing to find funds when a deal appears, Jay builds relationships ahead of time. Private lenders don’t hand him checks directly—instead, their funds are wired to a closing attorney or title company, and each transaction is secured by a mortgage or deed of trust, protecting the lender.Transparency and structure are crucial. Every deal is “one off,” and the lender’s investment is tied to a specific property. The typical return? Jay pays 8% interest, with no points or equity sharing, making it extremely appealing compared to traditional savings vehicles, even in times of rising rates.Best Practices and PitfallsJay’s philosophy is clear: “The money comes first.” Don’t fall for the myth that “if you find the deal, the money will show up.” Instead, secure your capital ahead of time so you can act confidently when opportunities arise.He urges investors to build credibility and relationships. A “credibility kit” isn’t a substitute for integrity and real results. Your network—as Jay puts it—is directly linked to your net worth.For private lenders, due diligence is important, but Jay’s approach is to work with people he knows, trusts, and has educated on the process. He also points out that most of his lenders had neve

***Guest AppearanceCredits to:https://www.youtube.com/@realestaterunwaypodcast "174: Private Lending Truths Exposed!!!"https://www.youtube.com/watch?v=sttgmeGccWE Navigating the world of real estate investing today is no easy feat, especially with bank lending restrictions, rising interest rates, and a fiercely competitive housing market. Yet, for seasoned investor Jay Conner, these challenges are nothing new—in fact, they were the very catalyst that led him to discover the game-changer in his business: private money.Jay recently sat down with Chad Sutton on the Real Estate Runway podcast to share the hard-won wisdom he’s gained in over two decades of investing, flipping more than 500 homes, and weathering multiple economic cycles. For anyone hoping to level up their real estate game—whether you’re wanting to raise capital or are curious about lending your money to others—Jay’s experience provides a roadmap both practical and inspiring.The Wake-Up Call That Changed EverythingJay’s journey into private money began with a problem: after years of funding deals through a traditional bank line of credit, his banker cut him off without warning. Two pending deals worth over $100,000 in profit were suddenly at risk of collapse. Like many, Jay initially saw this as a disaster. But a phone call to a fellow investor opened his eyes to a new world. “Have you ever heard of private money?” his friend asked.The concept was foreign at first. But quickly, Jay dove into learning about private lenders—individuals who invest their capital into real estate deals for a fixed return, often secured by a mortgage or deed of trust. Within 90 days, Jay successfully attracted over $2.1 million in private funding, and he’s never missed out on a deal due to a lack of capital.Why Private Money Works—For Both SidesOne of the biggest benefits Jay points to with private money is control. As a borrower, you make the rules: you offer the interest rate, set the terms, and negotiate the structure. Since 2009, Jay has paid the same 8% rate to his lenders, regardless of market swings. “We dictate the market,” Jay says. “We’re not at its mercy.”Private lending also appeals to those tired of stock market volatility and low bank returns. Jay’s program offers better yields, with the safety of backing loans with real estate and naming lenders on both the insurance and title policies. It’s not an unsecured loan—a key point for risk-averse investors.How to Find Your Private LendersJay breaks down three primary sources for private lenders:Your Warm Market: Start with people you already have a relationship with—friends, family, acquaintances, social networks, club members, and more. Retirees are especially good prospects, as they often have idle funds or IRAs seeking higher returns.Expanded Warm Market: Grow your network quickly by joining local community groups like Rotary or Business Network International (BNI). “There’s a direct correlation between your network and your net worth,” Jay notes.Existing Private Lenders: Seek out individuals already funding real estate deals. County records and self-directed IRA companies can be rich sources—over 70% of people with a self-directed IRA want to loan money on real estate, according to Jay.Protecting Lenders—and Your ReputationFor those considering becoming private lenders, Jay’s top advice is simple: Invest in the operator, not just the deal. Know the real estate investor’s track record, ensure your loan is secured by a deed of trust or mortgage, and have every term in writing. Never wire money directly to the investor—always use a closing agent or attorney to protect both parties.Building a Business That La

***Guest AppearanceCredits to:https://www.youtube.com/@WinningTheMoment"Unveiling the Secrets of Real Estate Success with Jay Conner"https://www.youtube.com/watch?v=AjPO4l7hsNgAre you tired of jumping through hoops with banks, tedious paperwork, and red tape when funding your real estate deals? If so, you’re not alone. In a recent episode of the Raising Private Money podcast, together with Cody Adent, Jay Conner, widely known as “The Private Money Authority,” shared his transformative journey and actionable tips on leveraging private money to fuel real estate success.From Banking Setbacks to Private Money TriumphJay Conner’s path to mastering private money began in 2009, amid the chaos of the global financial crisis. Despite a stellar credit score and a long-standing relationship with his banker, Jay suddenly found his line of credit revoked; banks simply weren't loaning to real estate investors anymore. Stuck, but determined, he turned to private money: deals funded by regular individuals, using their investment or retirement funds to back real estate.The result? Jay’s business tripled within a year. Today, he oversees more than 2,000 investors he’s coached and manages over $8 million in private funds, regularly averaging profits of $78,000 per deal—without a dollar of his own money in play.What is Private Money, and Why Does It Matter?Unlike hard money or traditional bank loans, private money comes from individuals, not institutions. Jay explains that this direct lender relationship allows you to “make the rules.” There’s no need to beg for funds or suffer harsh lending standards and rates. Instead, you negotiate mutually beneficial agreements, and your deals close in days, not weeks.Crucially, Jay points out, private money thrives regardless of interest rate fluctuations or market instability. While the Federal Reserve hiked rates 11 times in 22 months, what Jay pays his private lenders holds steady, because the deal terms are set within his program, not by institutional whims.How Does It Work? Bringing Home “Three Big Checks”Jay’s system ensures he never uses his funds and always brings home a check at closing. By borrowing up to 75% of a property’s after-repair value (ARV), he can not only cover the purchase and rehab but often takes home a surplus to manage carrying costs.Here’s how the "three big checks" come in on a typical deal:At Purchase: When using private money, Jay structures the loan so it covers the purchase price, rehab costs, and extra buffer, meaning he collects a check at the closing table.Option Fees or Rent-to-Own: If selling on a lease-purchase, he collects a large, non-refundable option fee from tenants aiming to buy.At Sale: When the property is sold or flips, he receives another large check, pocketing the difference after paying the private lender their flat annual interest (often 8%).Building Win-Win RelationshipsOver half of Jay’s private lenders invest through self-directed IRAs, earning steady, often tax-deferred or tax-free returns entirely collateralized by real estate. Jay is clear: these “sleep-at-night” deals are hands-off for the investor, no joint ventures or profit splits. The lenders earn more than a traditional CD or high-yield savings account and retain security by being listed on the deed or promissory note.Scaling Without LimitsToday, Jay manages 47 private lenders, often with more money queued up than he has deals available—a “good problem” by any investor’s standard. Relationships are key, and personal referrals have fueled much of his lender network. For new investors, Jay insists the beauty of private money is that credit scores are irrelevant; it’s about the value and saf

***Guest AppearanceCredits to:https://www.youtube.com/@howtoscalecommercialreales334 "How to Get Money for Real Estate Deals Without Relying on Traditional Money Lenders"https://www.youtube.com/watch?v=H_uMlzuazUAIf you’re a real estate investor, few things matter more than having access to funding on your terms. While hard money loans or bank financing can work, they’re often inflexible or disappear just when you need them most. This is the exact challenge that propelled Jay Conner into becoming a passionate advocate for private money lending. His insights not only reveal how to raise and leverage private capital but also why building the right team and systems is essential for growing your investment business.The Turning Point: From Institutional Reliance to Private MoneyJay’s journey started in the family mobile home business, but took off when he transitioned to single-family and commercial real estate. Like many investors, Jay initially relied on banks and institutional lenders to fund his deals. That changed dramatically in 2009, when his bank suddenly revoked his line of credit, with no warning. Deals in the pipeline were now at risk, and Jay needed a solution. Enter private money.Within 90 days, Jay raised over $2.1 million from private individuals. The key was leveraging his contacts and offering them a safe, high-return investment opportunity secured by real estate. Importantly, private lenders hold a promissory note and are named on the deed of trust or mortgage, granting them protection typically enjoyed by banks.This isn’t joint venturing or selling equity. Instead, it’s about structuring deals so that the private lender acts exactly like the bank, and the investor, like Jay’s company, owns the property.Demystifying Private Money: Education Over PersuasionOne of Jay’s most powerful points is the difference in mindset when raising private money. Too often, new investors feel like they’re begging or imposing when asking for funds. Jay flips this script entirely.“I’ve never asked anyone for money,” he says. “Instead, I simply teach people about the opportunity.”He holds private lender luncheons, presents the investment structure, explains the safety and returns, and lets the program speak for itself. By operating as an educator—rather than a salesperson—Jay not only makes the process more comfortable, but also attracts motivated, informed lenders. This partnership mentality means that when it’s time to fund a deal, Jay simply calls to let the ready lender know their money can be put to work. There’s no awkward “pitch”—just the progress of a win-win relationship.Systems and Team: The Engine Behind the DealsRaising capital is only one part of the scaling equation. Jay emphasizes the importance of great team members: a trusted real estate attorney, reliable realtors, acquisitionists, project managers, and a personal assistant. These specialists ensure that transactions run smoothly, repairs are managed efficiently, and leads are always coming in. Jay’s commitment to delegating and systemizing allowed him to scale back his workload to under 10 hours a week, focusing solely on high-value decisions and strategy.This didn’t happen overnight. Jay learned—often the hard way—that doing everything himself was not sustainable. By joining mastermind groups with other active investors, he gained critical advice and support. These peer groups, he asserts, have been instrumental in propelling his business forward.Mindset: The Most Profitable AssetUltimately, Jay’s success comes down to mindset. Private money is about offering, not asking. It's about educating your network, structuring attractive, secure deals, and having confidence in the value you

When it comes to building wealth, most people think about grinding away at their day jobs, stashing cash in retirement accounts, and hoping the stock market smiles kindly on their investments. But what if there was a smarter, more strategic way to make your money work for you, so effortlessly, it feels almost unfair? On a recent episode of Raising Private Money with Jay Conner, private money expert Rich Lennon shared his journey and the powerful lessons he’s learned about growing wealth as both a real estate investor and private money lender. If you’re looking to make your money work smarter, not harder, here are the key takeaways from Rich’s fascinating approach.The Shift from Busy Investor to Effortless LenderRich’s story is one that many investors dream about. After spending years as a full-time real estate investor—flipping four to five homes a month—he decided to pivot in early 2020, right as the pandemic hit. He’d reached his financial "magic number,” felt burned out by the daily grind, and recognized that lending money to other investors was not only less stressful but also more profitable and less time-consuming.Today, Rich manages over $8 million in private loans and works less than five hours a week. The secret? He stopped being the one swinging hammers and started being the one providing the capital—the backbone of every successful real estate deal.Why Private Lending Makes SensePrivate lending is all about putting your money to work for you. Instead of seeking out, purchasing, renovating, and selling properties yourself, you provide the funding for other experienced investors to do the heavy lifting. Rich’s lending model allows him to earn double-digit returns while enjoying a much lighter workload. Just three hours of due diligence per deal—mostly underwriting the property and paperwork—yields returns that rival or exceed what he made flipping properties himself.How Rich Minimizes RiskA key pillar of Rich’s strategy is underwriting based on the asset, not the borrower. He relies on rigorous, asset-based criteria, typically lending no more than 70% of a property’s After Repair Value (ARV) minus repairs. This conservative approach protects him if a borrower defaults, since the underlying real estate is usually worth more than the amount loaned.Rich has also embraced technology by leveraging Artificial Intelligence (including ChatGPT) to analyze comps and value properties. According to him, AI is now just as accurate as human analysis for determining ARVs, which speeds up his process and further reduces his risk of error.Unlocking Massive Returns with Private MoneyOne of the most remarkable aspects of Rich’s model is how he combines his capital with what he calls “lazy money”—funds from passive investors looking for solid, predictable returns. Here’s how it works: if a borrower needs $200,000, Rich might put up $100,000 while another investor provides the other $100,000. He then lends out the total at 20% interest to a flipper. He pays his partner a flat 10% return, keeping the remainder for himself. The result? His money often earns a 30% annual return, while his partners enjoy passive income with little involvement or worry.The Power (and Simplicity) of Self-Directed IRAsRich also teaches investors how to supercharge their retirement savings using self-directed IRAs. By flipping or funding real estate deals within a tax-advantaged account, investors can grow their portfolios exponentially faster than traditional stock market investments allow. While there are rules to follow, the key advantage is that all profits compound tax-free, allowing even small accounts to snowball rapidly over time.Final Thoughts: Action Drives WealthThe ultimate message from Rich Lennon is simple but powerful: take massive action and let your money move. Whether you’re tired of riding th

If you want to level up your real estate business and build lasting wealth, then learning how to creatively leverage private money is a game-changer. In a recent episode of “Raising Private Money,” Jay Conner sat down with Derek Dombeck, an expert with decades of experience in private lending, creative deal structuring, and wealth-building through real estate. Together, they unpacked practical strategies and mindset shifts that have helped Derek successfully structure thousands of deals while helping investors and sellers alike.Below, we’ll break down the top insights and actionable lessons from their conversation.Creative Deal Structuring: More Than Just FinancingDerek emphasizes that creative deal structuring isn’t just about finding different ways to fund a property; it's about using every tool at your disposal to solve people’s problems.For instance, many think that approaches like “subject to” (taking over a property’s existing financing) or seller financing are inherently creative. For Derek, those are just the basics. True creativity comes from recognizing the unique needs of the seller, the condition of the property, or the investor's goals, and then combining multiple strategies for a win-win outcome.Real-World ExampleDerek shares a deal where he purchased a property with existing bank debt (“subject to”), arranged for the seller to carry a second mortgage (sometimes at 0% interest), and leveraged private money in a third mortgage position to fund renovations. Each participant was protected and incentivized: the seller got steady principal paydowns, the private lender earned double-digit returns (including a share of profits through a “participating note”), and Derek maximized his leverage without overexposing anyone.The Power of Participating NotesA major gem from Derek’s toolbox is the “participating note.” Unlike traditional notes that just collect interest, participating notes allow private lenders to receive a share of the profits when a flip is complete or the property sells.This approach has several benefits:Aligns interests. Lenders are invested in the success of the project.Boosts returns. Lenders can potentially earn more than a flat interest rate.Eases cash flow. With interest accruing and some payments deferred until exit, it helps investors better manage project costs during rehab.The paperwork is straightforward: terms detailing profit splits and payout triggers are included in the promissory note—not buried in side agreements—ensuring transparency for all parties.Multiple Offers: Meeting Sellers Where They’re AtDerek’s approach to negotiations is all about options. Rather than pushing a single offer, he sits with sellers and outlines a menu:All-cash, quick-close offers.Seller finance with interest at a higher purchase price.Full-price (or higher) offers with 0% interest, paid out over time.Lease options or creative “installment” arrangements.This empowers sellers to choose what best meets their specific needs. In practice, many sellers are drawn to the financial advantages of terms deals—often netting more money over time, especially if they can take 0% interest and avoid a big tax hit.Equity Cushion and Risk ManagementNo matter how creative the structure, Derek never skips prudent risk analysis. He focuses on maintaining a healthy equity cushion—typically borrowing no more than 65% of after-repair value for flips, and up to 80% for longer-term rentals. This ensures there’s enough margin for error, market shifts, or unexpected expenses, keeping both lenders and the project secure.Building Relationships & Educating Private LendersAt the core of Derek’s strategy is education and open communication with private lenders. Explaining unique deal structures, being t

***Guest AppearanceCredits to:https://www.youtube.com/@therealestatejam6159 "Episode 207: How to Raise Private Money w/ Jay Conner"https://www.youtube.com/watch?v=QE1NqIsAgpY If you’ve ever wondered how seasoned real estate investors scale their businesses, survive economic downturns, or manage to snap up deals other investors miss out on, the answer is often simpler (and more within your grasp) than you might think: private money. In this episode of the Raising Private Money podcast, Jay Conner, the Private Money Authority, recently joined JD and Melissa invited and shared his journey and blueprint for raising and leveraging private funds for real estate investing.The Journey from Traditional Lending to Private MoneyJay’s story began just like many aspiring investors: relying on traditional banks to fund his real estate deals. For the first six years, banks defined all the rules—from interest rates to the types of projects they could undertake. However, everything changed in January 2009, when Jay’s banker abruptly shut down his line of credit in the midst of a global financial crisis. With deals under contract and profits on the line, Jay faced a challenge: how can you continue investing without the backing of traditional lenders?The turning point came when Jay reached out to a friend who introduced him to the concept of private money—raising capital directly from individuals who are looking for secured, high-return investments, often leveraging self-directed IRAs. Within just 90 days, Jay raised over $2 million, tripling his business and freeing himself from the constraints of traditional financing forever.The Mindset Shift: From Begging for Money to Offering OpportunityOne of Jay’s core messages is the importance of approaching private money with the right mindset. “You’re not asking for money or begging for favors. You’re providing an opportunity for people to put their money to work, with great returns and security.” In the podcast, Jay explains that desperation has a smell. Instead of asking for a favor, you educate potential private lenders about your program, show them how it benefits them, and let them make the choice. This “teacher hat” approach shifts the conversation from a sales pitch to a value proposition.Jay outlines a simple “great news” script: when you have a deal and a lender ready, you simply inform them you can now put their money to work, outline the property and terms, and provide wiring instructions. The key is separation—teach the private lending program first, get them interested, and only later present the specific deal. This builds anticipation and trust, ensuring both parties are aligned.Who Can Be a Private Lender?A common misconception among new investors is that you need wealthy, well-connected friends or family. Jay disagrees: your future lenders are everywhere—your social circles, business groups, and even acquaintances of acquaintances. He encourages investors to make a list of everyone they know, and then expand through business networking organizations such as BNI (Business Networking International) or real estate meetup groups. Additionally, existing private lenders (who often frequent self-directed IRA companies’ networking events) are looking for new investment opportunities.Securing Win-Win DealsTrust and security are the bedrock of private money. Jay emphasizes the importance of always securing your loans with real estate (never unsecured), naming lenders on insurance and title policies, and never borrowing more than 75% of the after-repaired value (ARV). If something goes wrong, the lender’s money is protected by the property’s value, not just the borrower’s promise.Communication and integrity are vital.

***Guest AppearanceCredits to:https://www.youtube.com/@keithborie "Episode#83: A Quick and Easy Way To Fund Your Real Estate Deals - Jay Conner"https://www.youtube.com/watch?v=rdGt4Y2U4zg Suppose you’ve ever wondered how seasoned real estate investors secure funding and scale their businesses, even when banks turn their backs. In that case, Jay Conner’s story is a masterclass in resourcefulness and strategic networking. Appearing on Keith Borie’s “The Wealth Flow” podcast, Jay Conner shared how losing his traditional lines of credit transformed his career and unlocked a world of private money lending that anyone, even beginners, can tap into with the right approach.From Banks to Private Lenders: A Pivotal ShiftJay Conner’s journey in real estate began like many others: relying on institutional money and local banks to finance deals. For six years, this strategy served him well until 2009, when his line of credit was abruptly cut off during the global financial crisis. Instead of calling it quits, Jay asked himself a simple but powerful question: “Who do I know who can help me with my problem?”A quick call to a friend and fellow investor, Jeff Blankenship, introduced Jay to the concept of “private money”—capital lent by individuals outside the traditional banking system, often using investment funds or retirement accounts. For Jay, this was the game-changer. Within ninety days, he raised over $2.1 million in private money, laying the foundation for hundreds of future deals.Teaching, Not Asking: The Secret SauceOne key lesson Jay emphasizes is the importance of having the right mindset. Most new investors fear rejection when asking for money. Jay flips the script: he never “asks” for money—instead, he “offers” an opportunity. He approaches potential lenders as a teacher: educating them about how private lending works, what rates they can earn, and how their investment will be protected with promissory notes and first-position mortgages.By separating the “teaching conversation” from the “deal conversation,” Jay removes the desperation (which, as he puts it, “has a smell to it”) and builds genuine relationships. When he has a deal ready, he calls existing interested lenders with what he calls the “good news phone call”—simply presenting the details and timeline, no begging or selling involved.Why Private Lenders Jump InJay describes his network of 47 private lenders, none of whom had ever heard of private lending before meeting him. For many, the appeal is simple: higher, more consistent returns than stocks or CDs, backed by real estate collateral, with zero day-to-day management hassles. Whether it’s putting idle cash to work or leveraging retirement funds through self-directed IRAs, private lending offers passive income and strong security.To make investing even easier, Jay handles everything: matching funds with deals, ensuring proper legal documentation, securing insurance, and, crucially, maintaining flexibility with terms. Lenders have options for monthly, quarterly, or semiannual payouts, and built-in clauses allow for early exits or substitutions if life circumstances change.A Win-Win MindsetWhat sets Jay apart is his win-win mentality. He firmly believes in putting the lender’s needs first, educating rather than selling, and building relationships that last for years. Most of his lenders have stayed with him since 2009—a testament to his integrity and the effectiveness of his system.He also recommends that every serious investor establish a relationship with a reputable self-directed IRA company, such as Quest Trust, to unlock the vast pool of retirement funds waiting for better returns.Getting Started: Jay’s AdviceFor investors eager to

***Guest AppearanceCredits to:https://www.youtube.com/@thekatebarryteam3281 "The Private Money Powerhouse: Funding Fortunes to High Returns with Jay Conner - EP 14"https://www.youtube.com/watch?v=5iTULXZJROE  In the world of real estate investing, setbacks are almost a rite of passage. But for those determined enough, each obstacle is simply a stepping stone toward bigger success. This is the resounding message from the latest episode of the Raising Private Money podcast!From Traditional Lending to Private MoneyJay Conner’s real estate journey is a testament to adaptability and resilience. Like many investors, Jay started his career relying on traditional bank financing. For six years, this approach worked—until 2009’s global financial crisis abruptly shut down his line of credit, leaving two profitable deals suddenly unfunded. “The only opportunity I had at that moment was to solve a problem,” Jay recalls. And solve it he did.Rather than wallow, Jay reached out to contacts, sought advice, and quickly discovered the concept of raising private money. This method involves borrowing capital from everyday individuals—friends, neighbors, even fellow church members—who are looking for higher, safer returns on their investments than the stock market or a typical savings account.Educating, Not PitchingOne of the secrets to Jay’s success lies in his approach to fundraising. Instead of hard-selling investment opportunities or begging for money, Jay led with education. “I never asked for money. I simply explained the opportunity, how private lending works, and the kinds of returns people could achieve,” he says. By positioning himself as a teacher and problem-solver, Jay attracted investors who already knew, liked, and trusted him—and who appreciated the clarity and transparency.As Jay explains to Kate Barry, none of his first 47 private lenders had ever heard of private money or self-directed IRAs before he taught them about it. Separating the act of building investor relationships from pitching individual deals allowed him to grow trust and raise over $8 million, solely through “good news” phone calls inviting investors to put their money to work, not funding requests.Protecting Investors and Building TrustA cornerstone of Jay’s longevity is his diligent protection of private investors’ interests. He never borrows more than 75% of a property’s after-repair value, ensuring a 25% equity cushion and added security for his lenders. All investments are strictly tied to real property, secured with promissory notes and deeds of trust, and lenders are named on insurance policies.Jay’s systematic, risk-conscious approach allows him to promise—and deliver—competitive, consistent returns to investors, regardless of market conditions. Even when renovation budgets go over (as they so often do), these safeguards insulate investors from losses and keep their confidence high.Systems, Teams, and ConsistencyJay’s growth wasn’t built on volume but on quality. He and his wife, Carol Joy, run a high-margin operation, taking on two to three deals a month in a relatively small market. A key to their efficiency is a well-coordinated team of acquisition specialists, general contractors, and support staff. This lets them run up to six renovations simultaneously, execute projects smoothly, and bring homes to market quickly, often marketing through coming-soon listings and professional music videos to generate demand before a property is even available for showings.Lessons for Aspiring InvestorsIf Jay could go back to his earliest days, his advice would be this: Don’t go it alone. Get a mentor, connect with your local real estate investing association, and continually surround

***Guest AppearanceCredits to:https://www.youtube.com/@InvestorMelDaveDupuis "Raising Private Money Like A Pro: $2m In Just A Few Months!"https://www.youtube.com/watch?v=Epb08dAiKDs For new and experienced real estate investors alike, the challenge of finding funding is one of the biggest obstacles to growing a profitable portfolio. If you’ve ever wondered how some investors manage to raise millions in private money, without begging banks or feeling desperate in front of lenders, you’ll want to pay close attention to the strategies shared by Jay Conner, known as the “Private Money Authority.” Recently, Jay joined seasoned investor couple Mel and Dave Dupuis for an in-depth discussion about the art and science of raising private capital for real estate deals.Overcoming the “Bank Said No” ClubJay’s real estate journey began traditionally, with bank financing. But in 2009, when his banker abruptly cut off his line of credit, Jay was forced into what he calls the “club of being told no by the bank.” Many investors find themselves here: good credit, a history of successful deals, but suddenly, institutional partners slam the door shut. For Jay, this so-called setback was the doorway to a better way: raising private money from individuals.What Exactly is Private Money?Private money, as Jay explains, is funds lent by individuals (not institutions) who are looking for secure, high-yield investment opportunities. Unlike hard money lenders, who often charge hefty fees and high rates, private lenders can be ordinary people—friends, acquaintances, or referrals—looking to invest their savings or retirement funds through self-directed IRAs.Jay’s “Secret Sauce” to Raising Millions (Without Ever Begging)Here’s where Jay’s approach is both counterintuitive and powerful: He never asks anyone for money. That’s right. Instead of pitching deals or putting on the hard sell, Jay puts on his “teacher hat” and educates potential private lenders about the opportunity to earn attractive, safe returns by acting as the bank. He keeps the educational conversation separate from any specific asks or deals.The process goes like this:Teach, Don’t Pitch: Jay hosts one-on-one conversations or small luncheons to explain how private lending works, what kinds of returns they can expect, and how their investment is secured.Let Them Volunteer: By the end of the conversation, prospective lenders often tell him how much they have available to invest, sometimes even moving retirement savings into a self-directed IRA.The “Good News Call”: Once a suitable deal comes along, Jay updates his new lender with a simple call: “I have good news! I can put your $150,000 to work on a house in Newport next Wednesday.” He explains the terms, closing date, and logistics—but crucially, he never “asks” for the money. The lender has already expressed their interest and is waiting for the opportunity.This approach eliminates desperation, builds trust, and positions Jay as a partner and educator, not a salesperson.How Jay Protects His Private LendersA major reason people hesitate to lend is concern about risk and security. Jay addresses this upfront:Each loan is secured by a deed of trust (mortgage) on the property, just like a bank loan.Maximum loan-to-value is 75% of the after-repair value, not the purchase price, ensuring enough equity for safety.Private lenders are named as mortgagees on insurance policies and as additional insureds on title policies.Loans are set up with conservative timelines (typically two years), so extensions or surprises are rare.Most importantly, if Jay ever fails to pay, the property itself secures the lender’s investm