The worst time to start raising money for a real estate deal is when you already need the money.
In Episode 13 of When Real Estate Gets Real, I sit down with Jay Conner, known as the Private Money Authority, to break down an alternative approach to funding real estate deals.
Jay started investing in single-family homes in 2003 and initially relied on a bank line of credit. Then, during the 2009 financial crisis, his bank shut down that credit line. With properties already under contract and no traditional funding available, Jay had to find another solution.
That led him into private money.
Jay shares how he went from knowing virtually nothing about private lending to building relationships with private lenders and raising more than $2 million in funding. More importantly, he explains why his approach isn't centered on pitching individual deals.
It's centered on education.
What You'll Learn • How Jay discovered private money after losing access to bank financing • Why you should build funding relationships before you have a deal • The difference between private money and hard money • How Jay uses the “indirect method” to start conversations with potential lenders • Why “I need your help” can open a conversation without creating a high-pressure pitch • How private lender relationships can change the way investors approach acquisitions • Why confidence and education matter when talking about capital • How Jay approaches private money as asset-backed debt • How self-directed retirement accounts can enter the private-lending conversation
CHAPTERS [00:00] — Meet Jay Conner: The Private Money Authority [01:30] — How Jay Funded His First Real Estate Deals [03:00] — When the Bank Shut Down His Credit Line [05:00] — Discovering Private Money [07:00] — Raising $2.15M Through Education [09:30] — Private Money, Syndication & Asset-Backed Debt [12:00] — The Indirect Method for Finding Private Lenders [16:00] — Why You Shouldn't Raise Money When You Need It [19:00] — Why “The Money Will Show Up” Is Bad Advice [22:00] — Raising Private Money Through Educational Events [25:00] — Private Money vs. Hard Money [28:00] — Jay's Private Money Conference [31:00] — The Mindset New Investors Need [34:00] — How to Connect With Jay
Jay also shares the story behind his first private lender conversation, how a private lender luncheon generated significant funding commitments, and why he believes investors need to stop thinking in terms of asking, begging, selling, or chasing money.
If you've ever found a real estate opportunity but hesitated because you weren't sure where the funding would come from, this conversation will give you another perspective on how to approach the capital side of the business.
Connect With Jay Conner Learn more about Jay and his private money resources at jayconner.com.
Jay also discusses his Private Money Conference taking place October 7–9, 2026, in Eastern North Carolina.
Conference details: jayconner.com/event
Want to Share Your Side of the Story? Get a chance to share your side of the story on When Real Estate Gets Real.
Apply to be a guest: https://whenrealestategetsreal.com/podcast-booking
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