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Raising Private Money with Jay Conner

Raising Private Money with Jay Conner

Di: Jay Conner
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Are you a real estate investor who’s tired of missing out on deals because you don’t have the money to fund them? Maybe you’re just starting in real estate, overwhelmed by all the conflicting advice, and wondering how to break through.

Or you’ve done a few deals, but your business feels more like a hobby than a reliable source of income. If you’re struggling to take your real estate business to the next level, this show is for you.


Welcome to The Private Money Show with Jay Conner, where we cut through the noise to give you the truth about real estate investing—and the tools you need to succeed. Most investors lose out on 87% of real estate deals simply because they don’t have access to the money to fund them. But what if you could change that? What if you could fund every deal you wanted, eliminate your competition, and grow your business faster than you ever thought possible?


Each week, Jay Conner—the Private Money Authority—shares exactly how to raise private money to fund your deals, close more opportunities, and build a thriving, consistent real estate business. Jay has been in the trenches of real estate investing full-time since 2003, and he’s still doing it every day. He knows what works, what doesn’t, and how to help you stop chasing bad advice from so-called “gurus” who haven’t done a deal in years.


In every episode, you’ll learn:


  • How to find and raise private money to fund your real estate deals on YOUR terms (no banks, no hard money lenders).
  • Strategies for creating consistent deal flow and turning your investing business into a reliable source of income.
  • How to structure deals with private lenders and create win-win relationships that benefit everyone involved.
  • Real-world, step-by-step advice from investors who’ve been where you are and completely changed their game using private money.


This isn’t theory or fluff. It’s the real deal. Jay and his guests break down real-world deals, showing you the numbers, the challenges, and the solutions, so you can see how to apply these lessons to your own business. Whether you’re brand new to real estate, struggling to find consistency, or a seasoned investor looking to scale, this show is your blueprint for success.


Why Listen to This Show?
Because it’s not just about making money—it’s about building something bigger than yourself. Jay believes real estate is a tool not only to create wealth but also to make an impact. This show is for real estate investors who want to leave a legacy, help others, and give back to their communities. It’s for people who know that success isn’t just about the bottom line—it’s about what you do with it.

If you’re ready to stop spinning your wheels, stop missing out on deals, and start building a business that gives you freedom and fulfillment, you’ve found your tribe. Imagine what your life could look like with unlimited access to private money. Imagine the deals you could close, the income you could create, and the impact you could make—not just for yourself, but for others.


This is your moment. This is the Private Money Show.


Tune in now, and let’s get started.

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Episodi
  • From Wholesaler to Investor: Mastering Private Money with Nathan Payne and Jay Conner

    From Wholesaler to Investor: Mastering Private Money with Nathan Payne and Jay Conner
    Oct 22 2026
    Credits to:https://www.youtube.com/watch?v=fZqb-JePR-E “How to Raise Private Money Without Asking For It With Jay Conner- Podcast”https://www.youtube.com/@NathanPaynelessFlipping If you’re a new real estate investor or an experienced wholesaler, odds are you’ve heard the buzz about Private Money—but maybe you don’t really know how it works, how to get it, or why it can make all the difference for your business. In a recent discussion on the Raising Private Money podcast, we learned exactly how Private Money is the ultimate tool to turbocharge your deals and put you firmly in the driver’s seat.What Is Private Money?First, let's demystify the term. Private Money is capital sourced from individuals—think friends, family, or business connections—who are willing to lend you money for your real estate deals. Unlike traditional hard money lenders or banks, Private Money lenders are regular people. They loan you investment capital or funds from retirement accounts, such as self-directed IRAs, and you secure their investment with real estate.As explained in the episode, this isn’t about filling out mountains of paperwork or jumping through institutional hoops. You get to make the rules. There are no applications. Deals can close in less than 7 days using Private Money. The process is relationship-driven and flexible, allowing for rapid deal execution and custom terms.Why Is Private Money Essential?Too many real estate newbies, particularly wholesalers, overlook Private Money. They focus on getting deals under contract, then scramble to find a cash buyer. But as revealed in the podcast, Private Money gives you options. Rather than being forced to assign or wholesale every property, you can cherry-pick the best ones to keep and flip—or hold for long-term rental—maximizing your profit on each transaction.Imagine finding a property with little needed rehab, but where the seller only wants cash—no creative financing, no terms. The only way to stay in and profit from such a deal is to have Private Money ready to fund it. In the episode, the expert shares an example where he bought a property for $141,500 with an after-repaired value of $280,000. The rehab? Less than $10K, and he could have sold the house "as is" for over $225,000.How Do You Get Private Money?This was the big ‘aha’ of the episode: you don’t ask for money—you teach people about the opportunity, establish trust, and let the relationship do the work. The process starts by putting on your teacher hat. Explain what Private Money is, how it’s secured, and the kind of returns your investors can expect—typically 6–8%, which far exceeds savings or CD rates at the local bank.You never pitch a deal and ask for money in the same conversation; that comes off as desperate. Instead, you inform, educate, and learn what your contacts have available. Then, when you do have a property under contract, you simply call with the great news that you can put their money to work. No sales pitch, just an opportunity for them to earn a steady, secured return.Terms and BenefitsPrivate Money comes with major investor-friendly perks:You make the rules: Set your own terms—interest rate, payment schedule, and maximum loan-to-value (never more than 75% of after-repaired value).No personal guarantees: Unlike banks and hard money, your assets (not you personally) secure the loan.No credit requirements: Your credit score is irrelevant; it’s about the deal and the relationship.Fast closing: Deals can close in a week because there’s no red tape.Private Money works for flips, rentals, single-family, multifamily, and even commercial or self-storage projects. The flexibility and security make it the ultimate tool to scale and stabilize your business.The TakeawayFor wholesalers and new investors, the big lesson is clear: instead of passing up juicy deals because you don’t have the cash or relying on a buyer’s whims, raise Private Money and seize opportunity for yourself. As they put it, when you have all cash available at your fingertips, you do more deals, and your deals are more profitable.If you’re looking to take your investing to the next level, consider learning more about Private Money—not just as a funding source, but as the lever that puts you in control of your business and your financial future. And, as the guest suggested, always work with experienced mentors and check out free guides and resources to fast-track your success.Ready to stop passing up great deals? Make Private Money part of your real estate toolkit today.10 Discussion Questions from this EpisodeWhat are the primary differences between Private Money and hard money lenders as described in this episode?How can access to Private Money transform a wholesaler’s business model and profit potential?Why is it important for real estate investors to build relationships with ...
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    42 min
  • Asset-Backed Deals and the Truth About Private Money vs. Hard Money with Jay Conner

    Asset-Backed Deals and the Truth About Private Money vs. Hard Money with Jay Conner
    Oct 19 2026
    Credits to:https://www.youtube.com/watch?v=s6DC3SMYHd4 “Private Money vs. Hard Money: A Better Way to Fund Real Estate Deals with Jay Conner ”https://www.youtube.com/@StephenLeeThomas In the world of real estate investing, one of the biggest obstacles isn’t always finding the perfect deal—it’s securing the funding to make those deals happen. Traditional advice often tells ambitious investors, especially those just starting, something along the lines of: “Just put a deal under contract, and the money will show up,” or “Money finds good deals.” But as this podcast episode featuring Jay Conner and Stephen Lee-Thomas dives into, there’s a smarter, less stressful approach: lead with education, not persuasion, and let Private Money come to you.Why Private Money Rocks the Real Estate WorldFor years, Jay Conner and his wife Carol Joy financed their real estate transactions the conventional way: via unsecured lines of credit at local banks. This worked until 2009, when a sudden call from their banker closed that door overnight due to the global financial crisis. Like so many investors, Jay Conner found himself suddenly shut off from the traditional funding sources he depended on.Out of necessity, he asked himself a critical question: “Who, not how, can help me?” That pivotal moment led him to discover the world of Private Money—a method of raising funds directly from individuals looking for higher, safer returns on their capital or retirement accounts, rather than from institutional lenders. Suddenly, a problem became an opportunity. And over the next several years, Jay Conner and Carol Joy attracted funding from 47 ordinary people, none of whom had ever heard of private lending or self-directed IRAs before.Education Over Sales: The Indirect ApproachWhat’s the secret to Jay Conner’s Private Money success? It’s not about pushing, selling, or convincing. Instead, he wears what he calls the “Private Money Teacher” hat—educating those in his network about how private lending works and the safe, attractive returns they can achieve. He never asks for money directly. He simply shares the opportunity and lets interest develop naturally.One of his most powerful tactics is the “indirect method.” Here’s how it works: Jay Conner asks influential friends if they know anyone dissatisfied with their current returns at the bank or losing money in the stock market. By leading with a genuine request for help rather than a sales pitch, curiosity and interest are piqued. It’s a low-pressure approach that often turns his contacts into eager investors themselves.As Stephen Lee-Thomas echoes on the episode, the best time to raise capital is before you have a deal. The worst? When you desperately need money to close—because, as Jay Conner humorously notes, “desperation has a smell to it.” Educate, build relationships, and let the money “chase you.”Private Money vs. Hard Money: Know the DifferenceThere’s often confusion between Private Money and hard money, but the distinction is important:Private Money: Comes from individuals, usually from their own savings or retirement accounts, looking for better yields. The terms are flexible, the rates are typically lower, and you—yes, you—set the terms. No applications, no credit checks, no expensive fees. And if you’re educating rather than selling, you become a trusted resource.Hard Money: Usually comes from brokers or lenders operating funds pooled from multiple investors. Interest rates are higher, terms are strict, and a slew of fees and underwriting comes with the territory. They make the rules—you play by them.Build Confidence, Build CapitalJay Conner’s advice for new investors is simple but profound: adopt the right mindset. See yourself as a teacher, not a beggar. When you genuinely help others unlock new, safe, high-yielding investment opportunities, you’ll be perceived as an expert, and Private Money will follow.If you want to accelerate your learning, Jay Conner offers in-person “Private Money Conference” events, where attendees learn NOT just scripts but the mindset, confidence, and relationship-building skills that turn ordinary conversations into funding opportunities.The Bottom LineRaising capital isn’t about chasing or persuading. It’s about educating, empowering, and building authentic relationships. Private lenders need real estate investors as much as investors need them. Start seeing yourself as a teacher and a connector, and you’ll be surprised how quickly funding finds you—before you even need it.Ready to learn more? Visit Jay Conner’s website and start your own journey into Private Money mastery.10 Discussion Questions from this EpisodeHow did Jay Conner initially begin his journey into real estate investing, and what catalyzed his transition to Private Money funding?What is the main ...
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    35 min
  • Why Every Real Estate Investor Needs Private Money and Self-Directed IRAs

    Why Every Real Estate Investor Needs Private Money and Self-Directed IRAs
    Oct 15 2026
    Credits to:https://www.youtube.com/watch?v=h7rl-5pCaBY “Episode 145 - How to Fund Real Estate Deals with Private Money & Self-Directed IRAs -with Jay Conner”https://www.youtube.com/@thecpazone Private Money is reshaping the way real estate investors fund their deals, and few understand this realm better than Jay Conner, often dubbed the "Private Money Authority." On a recent episode of the Raising Private Money podcast together with Ryan Pulice, Jay shared his journey, strategies, and secrets to successfully leveraging Private Money for real estate deals. Whether you're a novice or a seasoned investor, the episode was packed with actionable insights you can use to skyrocket your investing business. Here’s a breakdown of the most essential lessons.The Banking Crisis that Sparked a Private Money RevolutionJay’s foray into Private Money began out of necessity during the 2009 financial crisis. After years of relying on bank lines of credit and mortgage companies to fund deals, Jay found himself suddenly cut off by his banker—without notice, right after putting earnest money down on two properties. Faced with the possibility of losing significant profits and having no funding options, Jay asked a crucial question: “Who do you know that can help fix your problem?”That led him to a contact who introduced him to the concept of private lending—individuals who lend their investment capital or retirement funds directly to real estate investors. This paradigm shift changed Jay’s business forever.Become a Teacher, Not a PitchmanOne of Jay’s standout strategies is leading with education rather than sales. Most people have never heard of Private Money or self-directed IRAs. By adopting a “teacher mindset,” investors can genuinely help their network understand a new world of opportunity. “As a result, you as the borrower get to make the rules,” Jay noted.Unlike traditional banking, where lenders set all terms, private lenders are open to the terms set by the investor—when the investor explains the benefits, safety, and structure thoroughly.The Power of Self-Directed IRAsA major revelation for many listeners is the use of self-directed IRAs for Private Money investing. As Ryan observed, most people wrongly believe their retirement funds are locked in mutual funds. Jay points out that less than 1% of people have even heard of self-directed IRAs, partly because financial advisors have no incentive to recommend them.By educating your network about this underutilized vehicle, you’re providing access to higher returns and tax advantages—while also unlocking a new source of funding for your deals.Why Private Money Beats the BanksJay listed several reasons private money trumps traditional financing. Here are just a few highlights:You’re Always Approved: Forget lengthy applications and underwriting hurdles—when you use private money, “you’re already approved”.Unlimited Potential: There’s no cap on how much you can borrow or the number of deals you can do.Cross-State Flexibility: Private lenders can be from any state, greatly expanding your capital sources.Speed and Control: As your own underwriter, you decide the terms, cash flow structure, and loan-to-value ratios.How to Find Private LendersJay distilled his approach into three categories:Current Network: Family, friends, your social, professional, and service circles (think CPA, attorney, business owners).Expanded Network: Groups like BNI, Rotary, and the Chamber of Commerce offer networking opportunities beyond your immediate circle.Existing Private Lenders: Those already experienced in private lending, often found via self-directed IRA companies and networking events.Structuring Deals for SuccessJay recommends always teaching the opportunity first, separate from discussing any specific deal. Once people are educated and prepared, funding flows naturally. A typical script involves telling potential lenders, “I got great news for you; I can now put your money to work,” sharing the property details, and simply arranging for the funds to transfer. Pitching the deal is unnecessary—trust is built through education and relationship.Get Started: Resources from JayJay generously offered listeners free resources, including a private money script collection and his bestselling book, “Where to Get the Money Now.” He even invites investors to his live event for a nominal fee for hands-on learning.Final Thoughts:If you’re serious about scaling your real estate business, embracing private money is a game changer. As Jay shared, it’s about being a leader and teacher—help your network win, and you’ll never struggle to fund another deal. Dive deeper with Jay’s resources and start building your own private lending network today.10 Discussion Questions from this EpisodeJay Conner described a pivotal moment in 2009 when his bank ...
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    34 min
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