TopPodcast.com
Menu
  • Home
  • Top Charts
  • Top Networks
  • Top Apps
  • Top Independents
  • Top Podfluencers
  • Top Picks
    • Top Business Podcasts
    • Top True Crime Podcasts
    • Top Finance Podcasts
    • Top Comedy Podcasts
    • Top Music Podcasts
    • Top Womens Podcasts
    • Top Kids Podcasts
    • Top Sports Podcasts
    • Top News Podcasts
    • Top Tech Podcasts
    • Top Crypto Podcasts
    • Top Entrepreneurial Podcasts
    • Top Fantasy Sports Podcasts
    • Top Political Podcasts
    • Top Science Podcasts
    • Top Self Help Podcasts
    • Top Sports Betting Podcasts
    • Top Stocks Podcasts
  • Podcast News
  • About Us
  • Podcast Advertising
  • Contact
Not in our directory?
Add Show Here
Podcast Equipment
Center

toppodcastlogoOur TOPPODCAST Picks

  • Comedy
  • Crypto
  • Sports
  • News
  • Politics
  • True Crime
  • Business
  • Finance

Follow Us

toppodcastlogoStay Connected

    View Top 200 Chart
    Back to Rankings Page
    Business

    Raising Private Money with Jay Conner

    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.

    Advertise
    • Apple Podcasts
    • Google Play
    • Spotify
    Latest Episodes:
    Building Real Estate Wealth in Small Markets Using Private Lenders Jun 09, 2025
    Show notes

    ***Guest Appearance

    Credits 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” Club

    Jay’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:

    1. 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.
    2. 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.
    3. 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 Lenders

    A 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
    From Laid Off to Financial Freedom: Dustin Heiner’s Journey to Real Estate Success Jun 05, 2025
    Show notes

    What would happen if you suddenly lost your job? For most people, the answer brings anxiety, and understandably so. But for Dustin Heiner, the experience of being laid off became the pivotal moment that launched him on a journey toward financial freedom, passive income, and what he affectionately calls “successful unemployment.”

    On a recent episode of the Raising Private Money podcast with host Jay Conner, Dustin shared his powerful story of transformation—from a county IT employee in California to a full-time real estate investor, educator, and podcast host at Master Passive Income. The wisdom he offered goes far beyond real estate; it’s a blueprint for anyone seeking true independence and purpose.

    Breaking the Traditional Mold

    Dustin’s story begins much like many of ours: he followed the “normal” path. After college, he landed what was supposed to be the most stable job one could imagine: government work in IT. “Government isn’t going anywhere, and neither is technology,” he reasoned. Yet, in 2006, wanting something more, Dustin began to dabble in real estate investing after reading Rich Dad Poor Dad. He soon realized that his side hustle earned him more for less effort than his main job ever would.

    Everything changed, though, when Dustin returned from paternity leave after his fourth child and was unexpectedly called into his boss’s office—and laid off. “Nobody gets fired from the government, but I did,” he recalls. This terrifying moment forced Dustin to confront two realities: he needed immediate income, and he needed to make sure he’d never be dependent on a job again.

    Embracing an Investor’s Mindset

    What set Dustin apart wasn’t just his willingness to hustle; it was his shift in identity. “From that day forward, I told everyone I was an investor, even if every dollar was coming from my job at the time,” Dustin says. This mindset laid the groundwork for everything that followed.

    He understood that his true value didn’t come from his employer, it came from his skills, his drive, and his willingness to invest in himself. In Dustin’s words, your boss pays you just enough to keep you from quitting, but not what you’re truly worth. The only way to reclaim your worth is to build something of your own.

    Building Passive Income (and a Legacy)

    Dustin steadily grew his portfolio, buying property after property, each generating hundreds in monthly passive income. The turning point came when his cash flow allowed him to quit his job entirely by age 37. He describes the final commute from his government job as feeling like he was “walking on clouds.” Dustin was now successfully unemployed: no boss, no clock, just consistent income generated from assets.

    He didn’t stop there. Dustin began teaching friends and family, eventually launching the Master Passive Income blog and podcast to share everything he learned. His mission? To help a million others break free, too. “The more people I serve, the more my life, and theirs, improves,” he says.

    Attracting Money Without Chasing It

    One of the standout lessons from Dustin’s experience is the power of personal branding and trust. He raised $1.5 million in private money for real estate deals simply by sharing his journey on just two podcast episodes. How? Because he’d spent years openly sharing values and teaching others. When an opportunity arose, his audience already knew, liked, and trusted him enough to invest.

    Dustin’s advice for aspiring investors is simple but profound:

    1. Let Everyone Know You’re an Investor – Even if it’s a part-time role, communicate your goals and identity.
    2. Help Others Generously – Share knowledge, answer questions, and provide value.
    3. Play the Long Game – Success comes from years of consistent action, integrity, and generosity.

    Your Path to Successful Unemployment

    Whether you’re interested in real estate o

    How Private Money Transformed Jay Conner’s Real Estate Business Jun 02, 2025
    Show notes

    ***Guest Appearance

    Credits to:

    https://www.youtube.com/@creativefinanceplaybook

    "Private Money Mastery: How Jay Conner Transformed Real Estate Investing"

    https://www.youtube.com/watch?v=R9yBCTSMkZU

    If you’re a real estate investor (or striving to become one), the challenge isn’t always about finding the right property. More often, it’s about finding the money to fund your deals, especially when traditional financing decides to turn off the tap, and that can happen faster than you think.

    On a recent podcast episode, seasoned investor Jay Conner sat down with Jenn and Joe Delle Fave to peel back the curtain on the game-changing role private money played in his real estate business—an approach that not only rescued his investing career but tripled his business during one of the most trying economic times in recent history.

    The Moment Everything Changed

    Jay Conner, along with his wife Carol Joy, had been successfully investing in single-family homes in Morehead City, North Carolina, since 2003. Like many, he relied on the steady comfort of a bank line of credit to fund his deals. That all changed in January 2009 at the height of the financial crisis. Without warning, his bank (and trusted banker, Steve) pulled the plug: his line of credit was closed, and new loans to real estate investors dried up overnight.

    Faced with two lucrative deals under contract and no way to close them, Jay’s back was against the wall. But rather than seeing an insurmountable problem, he asked the transformative question: “Who do I know that can help me with this problem?” That question led him to an introduction to private money—and ultimately, to financial freedom.

    What Is Private Money Lending?

    Private money in real estate refers to funds lent by individuals (not institutions) to investors, typically secured by real estate. These individuals often don’t even know they want to be lenders until someone shows them what’s possible, like using their retirement accounts (self-directed IRAs) to earn outsized, secure returns.

    For Jay, learning about private money meant a total mindset shift. Instead of begging the bank, he became the one offering an opportunity. He began teaching people in his network—friends, church members, business contacts—about private lending. No hard selling, no desperate asks. Just education and a willingness to be transparent about how the process worked and the secure, solid returns they could earn.

    The Power of Private Money: How It Changed the Game

    When Jay started implementing private money strategies, the results were immediate and dramatic. He raised over $2 million in new funding in under 90 days. Within a year, his business had tripled, even as many other real estate investors were leaving the business entirely due to a lack of financing.

    Jay explained that private money brought several advantages:

    • Flexibility: The investor sets the terms, not the bank. That includes interest rates, payment schedules, and what deals get funded.
    • No Limits: Unlike bank lines of credit, private lenders are only limited by their comfort and resources, not an arbitrary ceiling.
    • Speed: Jay has closed deals in as little as five days, a feat impossible with institutional lenders.
    • Profitability: In his market, he achieved average profits of $82,000 per deal, doing only two to three deals a month, thanks largely to the reliability and ease of private funding.

    Teaching, Not Selling

    Jay’s secret sauce is in his approach: separate the teaching about private money from pitching a specific deal. He positions himself as a guide and trusted resource, only calling interested lenders when he has an actual investment for their funds. “Desperation has a s

    Raising Funds with Confidence: Why Private Lenders Flock to Jay Conner’s Program May 29, 2025
    Show notes

    ***Guest Appearance

    Credits to:

    https://www.youtube.com/@CommercialRealEstateProNetwork

    "Raising Private Money with Jay Conner - CRE PN #481"

    https://www.youtube.com/watch?v=MrWWFWU5eGs

    Are you a real estate investor struggling to secure funding for your deals? Maybe the banks have gotten a little too picky with their lending criteria, or perhaps you’re just tired of jumping through endless hoops for a loan. Jay Conner, affectionately known as “The Private Money Authority,” has walked this road and came out on the other side with a strategy anyone in real estate can leverage: raising private money.

    Jay Conner once again joined Darrin Gross on the CREPN Radio podcast, Jay shared his story, a compelling blend of humble beginnings, tough pivots, and the ability to turn problems into powerful opportunities.

    From Bank Roadblocks to Opportunity

    Jay’s journey in real estate began like many others: he visited the local bank, applied for funding, and went through the usual song and dance of credit checks, financial statements, and asset reviews. For several years, this status quo worked fine. But in 2009, everything changed. Without warning, his line of credit was closed, leaving him with two properties under contract and nowhere to turn. As Jay recalls, “Desperation has a smell to it. I had a problem, not an opportunity.”

    Faced with a true financial crisis (not just another “opportunity in disguise” quote people love to share), Jay leaned into his relationships and asked, “Who do I know that can help me solve this problem?” That question led him to a colleague who introduced him to the concept of private money and self-directed IRAs, sparking a complete transformation in his approach to deal funding.

    The Private Money Blueprint

    Jay’s method is refreshingly straightforward and, perhaps most importantly, approachable for both seasoned and new investors. Rather than chasing after people and desperately pitching deals, Jay puts on his “teacher hat.” He focuses on educating potential private lenders—often people in his existing network or local community—about what private money is, how it works, and why it’s a win-win opportunity.

    He explains, “Not one of my 47 private lenders had ever heard of private money or self-directed IRAs. I simply taught them.” By presenting a clear, safe, and attractive program to would-be lenders, Jay flips the script, positioning himself not as a beggar but as a provider of opportunity.

    The three things lenders care about most?

    1. Attractive Return: Private lenders are often frustrated with the low interest rates on traditional vehicles like CDs. Jay offers up to 8% or 10%—well above what banks are paying.
    2. Security and Safety: Every loan is collateralized with a mortgage or deed of trust, up to 75% of after-repair value, giving substantial equity protection.
    3. No Volatility: Unlike the unpredictable stock market, lenders know exactly what their return will be for the life of the loan.

    The No-Sell Approach

    One point Jay hammered home was the importance of separating “raising money” from pitching specific deals. The worst time to ask for money is when you need it for a deal. By building the relationship and educating potential lenders ahead of time, when the right opportunity comes along, it’s not a hard sell—it’s just a “good news phone call:” “I have a deal ready for you, here’s the terms, here’s the timeline.” No pressure, no awkward conversations. Just a smooth transaction.

    Mindset Matters

    For those interested in starting their journey with private money, Jay stresses the importance of mindset. See yourself not as a borrower, but as someone leading with a servant’s heart, helping people get better returns safely

    Off-Market Deals Made Easy: A Deep Dive into Lead Mining with Nicholas Nick May 26, 2025
    Show notes

    In the dynamic world of real estate investing, one challenge consistently rises to the top: finding motivated seller leads. On a recent episode of “Raising Private Money,” host Jay Conner, nationally recognized as the Private Money Authority, sat down with Nicholas Nick, founder of Lead Mining Pros, to talk shop on innovative, practical lead generation strategies that can skyrocket your investing business, whether you’re a seasoned pro or just starting.

    From Restaurants to Real Estate: The Nicholas Nick Journey

    Nicholas Nick’s path to real estate marketing is anything but typical. Before founding Lead Mining Pros, he spent over a decade in the restaurant industry, managing massive teams and enduring grueling workweeks. This experience fostered in him a fearless mindset and a deep understanding of people—two essential skills for real estate success.

    His leap from hospitality to real estate came through event coordination at a major real estate coaching company. Here, he discovered all investors' pain points: wasted money on inefficient marketing, especially direct mail campaigns with little to show for it.

    A pivotal moment came when a client, devastated after spending $5,000 on direct mail without a single call in return, reached out for help. Nick realized there had to be a better way, and so he shifted his approach from costly, passive marketing to proactive cold calling. This hands-on shift not only saved money but also began bringing in results.

    The Birth of Lead Mining Pros

    Starting, Nicholas personally cold-called hundreds of potential leads every day. Word spread quickly among his peers, who soon began hiring him to generate leads for their businesses. This grassroots, performance-driven approach laid the foundation for Lead Mining Pros, which now generates over $38,000 a week in sales, helping real estate investors build a robust lead pipeline.

    What makes Lead Mining Pros different?

    According to Nicholas, it’s the combination of tailored lists, high-accuracy skip tracing, and a choice between American or foreign cold callers—each ideal for different markets or strategies. “Niche lists or land? Choose an American caller for the best rapport. Saturated markets or high volumes? Foreign callers, at a third of the cost, get the job done,” Nick advises.

    Additionally, Lead Mining Pros offers comprehensive, done-for-you texting campaigns and, perhaps most importantly, top-tier customer service. New real estate investors don’t just get leads—they get direct access to Nicholas himself for coaching, feedback, and campaign optimization. Free online courses and weekly check-ins ensure that clients get the most from every campaign, and, crucially, learn how to convert warm leads into hot deals.

    What Works Best: Calls, Texts, or Direct Mail?

    Jay Conner and Nicholas Nick share a vital takeaway: the most effective lead generation strategy depends on your budget, goals, and willingness to roll up your sleeves. If funds allow, running direct mail, calling, and texting campaigns simultaneously can help you gather invaluable data and maximize response rates. But if you need to prioritize, start with cold calling and texting. These channels not only tend to generate more leads for less money, but they also allow for rapid testing and adjustment.

    That said, calling and texting do require real hustle. “You can’t be an armchair quarterback with a calling campaign,” Nicholas stresses. “If you process and systematize your approach, you can outperform direct mail. But you have to be ready to work those leads.”

    Converting More Leads: The Secret Sauce

    A persistent issue for investors is making contact with a lead after the initial inquiry. Nicholas’s solution: persistence and a structured follow-up sequence. He recommends up to 18 touches (calls, texts, and voicemails) per lead, ensuring no opportunity slips through the cra

    Funding Solutions for Real Estate: Raising and Managing Private Capital May 22, 2025
    Show notes

    ***Guest Appearance

    Credits to:

    https://www.youtube.com/@garretwong

    "Startup Funding Explained: Everything You Need to Know"

    https://www.youtube.com/watch?v=TzU9FmuVRDM

    In the ever-evolving world of real estate investing, access to capital can make or break a deal. But what happens when traditional funding sources dry up or become too restrictive? This was exactly the dilemma faced by Jay Conner, a seasoned real estate investor in Eastern North Carolina, whose journey and strategies were explored in depth on a recent episode of the “Investing to Win” podcast with Garret Wong.

    From Banks to Private Money: Jay’s Turning Point

    For the first six years of his real estate career, Jay relied solely on institutional financing—local banks and traditional money sources to fund his single-family home deals. But as the 2008-2009 financial crisis arrived, Jay, like many investors, found his credit lines abruptly closed by the bank, jeopardizing multiple deals overnight. Instead of throwing in the towel, Jay asked himself a powerful question: Who do I know that can help me with this problem?

    That introspection led him to Jeff Blankenship, a fellow investor who introduced Jay to the world of private money and self-directed IRAs. This new approach, Jay quickly learned, didn’t depend on bank approvals or credit scores but rather on relationships and transparency.

    What Is Private Money?

    Private money, as Jay describes, is direct investment from individuals, not institutions or hard money lenders. It’s a one-on-one relationship where investors loan funds secured against real estate, often using capital from personal savings or retirement accounts. Unlike hard money brokers who pool funds into lending operations (and charge higher rates and fees), true private lenders work directly with the investor.

    Jay emphasizes that private lenders come from all walks of life. Most of his 47 active private lenders wouldn’t consider themselves sophisticated or accredited; many are teachers, civil servants, and retirees simply seeking better and safer returns on their investments.

    Key Benefits of Private Money Lending

    Why does Jay champion private money with such passion? He lists several compelling advantages:

    1. Flexibility and Speed: Without lengthy bank underwriting, deals can often close in as little as five to seven days—sometimes a lifesaver for properties facing foreclosure or competitive bidding.
    2. Fewer Restrictions: Private lenders don’t cap the number of deals or the size of your line of credit. Jay’s deals frequently involve borrowing up to 75% of the after-repaired value (ARV), and it’s common for him to leave the closing table with “excess cash to close”—funds above and beyond the purchase price, useful for renovations or reserves.
    3. No Appraisals or Red Tape: Instead of formal appraisals, Jay uses comparative market analyses (CMAs) to justify values to his lenders—trusted personal relationships eliminate most bureaucratic hurdles.
    4. True Win-Win: Lenders earn higher, predictable returns (Jay typically offers 8% straight, sometimes accruing during a flip or paid out monthly), while investors unlock funding quickly and efficiently.

    Building Trust and Educating Lenders

    The cornerstone of Jay’s approach isn’t just a promising rate—it’s education and transparency. He never pitches deals out of desperation or attaches a project to an initial conversation. Instead, he teaches potential lenders about the opportunity, shows them exactly how they’ll be protected, and only connects them to a specific deal when it matches what they want.

    Notably, Jay suggests that new investors leverage the credibility of an experienced partner or mentor when starting. If you haven’t completed

    Expand Your Private Capital Sources Beyond Personal Networks May 19, 2025
    Show notes

    ***Guest Appearance

    Credits to:

    https://www.youtube.com/@hbgcapital662

    "Professional Capital Raiser Shares How To Raise Money Immediately with Jay Conner"

    https://www.youtube.com/watch?v=99BpAmJOs_w

    If you’re an aspiring or seasoned real estate investor, there’s one hurdle that inevitably determines your growth: access to capital. How do you finance deals when traditional banks close their doors, market conditions shift, or you simply want more flexibility and profit? Jay Conner, a recognized authority in private money for real estate, has plenty of answers—and in a recent conversation with Brandon Cobb, he broke down the essential strategies and mindset shifts that have allowed him to thrive through market cycles.

    From Bank Loans to Private Money: Jay’s Breakthrough

    Jay Conner started investing in real estate in 2003, primarily focusing on single-family homes in the relatively small market of Eastern North Carolina. For years, he played by the traditional rules—going to local banks, submitting to their criteria, and letting lenders set the terms. That was until the financial crisis of 2009. Suddenly, despite a spotless record and strong deals under contract, Jay’s line of credit was closed with no warning.

    Faced with the potential collapse of his deals and business, Jay asked himself a critical question: “Who do you know that can help fix your problem?” This led him to an old friend, who introduced him to the world of private money—individuals willing to lend their personal funds or retirement accounts for real estate investments, often at competitive rates and flexible terms.

    The Teacher’s Mindset: Educating, Not Begging

    Jay’s approach flipped the typical script. Instead of chasing after money, he put on his “teacher hat.” He proactively educated his network—friends, fellow churchgoers, Rotary Club members, and other contacts—about what private lending was, how it worked, and the safe, lucrative returns they could earn.

    A crucial point: Jay never asked anyone for money directly. He simply explained his private lending program, laid out the potential and security, and let interest organically develop. The goal was building trust, demystifying the opportunity, and leading with a servant’s heart. As a result, he raised $2,150,000 in less than 90 days—without ever “pitching” a deal or acting out of desperation.

    Strategic Steps: Separating Education from the Ask

    Jay highlighted a key mistake many new investors make: mixing education about private lending with direct requests for funding on a specific deal. This can feel pushy and overwhelming, and it’s the fastest way to turn off a potential private lender. Instead, he recommends two separate steps:

    1. Educate First: Explain your lending program, rates, security, and process. Answer questions, build confidence, and see who is interested in principle.
    2. The Good News Call: When the right deal is available, you make a simple call: “I’ve got great news—I can now put your money to work on this deal.” This assumes the groundwork is already laid and the lender trusts you.

    Expanding Beyond Your Inner Circle

    What happens when you’ve tapped your immediate network? Jay suggests organizations like Business Networking International (BNI) or local Rotary Clubs, which allow you to grow contacts exponentially. These groups thrive on referrals, and, as the only real estate investor in the group, you’re uniquely positioned to connect with new potential lenders eager for better returns on their idle capital.

    Compliance & The Power of One-Offs

    A question that often arises: How do you make sure you’re staying within SEC and legal boundaries? Jay makes it clear he only does “one-off” deals—each lender fund

    Building Sustainable Funding Sources: Jay Conner’s Approach to Private Lending May 15, 2025
    Show notes

    ***Guest Appearance

    Credits to:

    https://www.youtube.com/@mymenrichard

    "Private Money Lending with Jay Conner"

    https://www.youtube.com/watch?v=hTl7M1X3qb4

    When it comes to scaling a real estate investing business, one of the biggest challenges investors face is sourcing reliable funding. Traditional routes—think bank loans and institutional finance—often come with red tape, long waits, and restrictive requirements. In a recent Raising Private Money podcast with Richard Lesperance and Jay Conner, they cracked open the secrets of raising private money—a game-changing alternative for investors looking to close more deals, faster and with greater flexibility.

    What is Private Money?

    Put simply, private money refers to funding provided by individual investors rather than banks or hard money lenders. Jay highlights a key distinction: while hard money lenders act as intermediaries between investors and funds, private lenders are direct, one-on-one relationships. These individuals use their liquid capital or retirement accounts (often through self-directed IRAs) to passively invest in real estate, earning a healthy return while the borrower benefits from quick, customizable funding.

    Jay’s Journey from Banks to Private Money

    Jay shares his own story: after years of relying on banks, his line of credit was suddenly cut off during the 2008 financial crisis, leaving him scrambling. This “problem” forced him to look for solutions outside the conventional system. A friend introduced him to the concept of private money, and within 90 days, Jay raised over $2 million in new funding—without ever asking for money directly.

    The secret? Jay adopted the role of a teacher. Instead of pitching or selling, he educated potential lenders about how private money works and the advantages it offered. This educational approach attracted 47 private lenders (and counting), many of whom had never heard of private lending or realized their retirement accounts could be used in this way.

    Where to Find Private Lenders

    Jay breaks it down into three main categories:

    1. Your Warm Market: Friends, family, colleagues, and contacts in your phone and social networks.
    2. Expanded Network: Connections made through networking, real estate events, and referrals.
    3. Existing Private Lenders: Individuals already lending to other investors, often found at self-directed IRA company networking events.

    According to Jay, over 70% of self-directed IRA holders are interested in loaning money to real estate investors, making these events rich ground for connection.

    Advantages of Using Private Money

    The benefits, as Jay enthusiastically outlines, are many:

    • Control: The borrower sets the terms—interest rate, payment frequency, and loan-to-value ratio.
    • Speed: With no bank bureaucracy, deals can close in as little as seven days—a major advantage in a competitive market.
    • No Application Hassles: No credit score checks or drawn-out approval processes.
    • Unlimited Potential: Unlike banks, there’s no cap on how much private money you can access or how many deals you fund.
    • Attractive Returns for Lenders: Lenders earn solid, secured returns (often much better than a local bank), creating a true win-win.

    Is it Safe?

    Investor and lender protection is paramount. Jay describes several safeguards:

    • Funds are wired directly to the attorney or title company’s escrow account, never to the investor personally.
    • Each loan is secured by a mortgage or deed of trust, never unsecured.
    • A conservative loan-to-value (typically 75% of after-repair value) ensures a cushion for market fluctuations.
    • Lenders are listed on insu
    Proven Techniques to Secure Private Money in 90 Days with Jay Conner May 12, 2025
    Show notes

    ***Guest Appearance

    Credits to:

    https://www.youtube.com/@EG_Developer

    "The Art of Raising Capital"

    https://www.youtube.com/watch?v=oo0HNrZOvtI

    If you’re a real estate investor or developer wrestling with the age-old question—how do I find funding for my deals?—You’re not alone. Most of us start in the same place: we turn to banks, endure rigorous credit checks, and cross our fingers that the funds come through. But as veteran investor Jay Conner shared in his interview with Eugene Gershman, there’s a better way: Raising Private Money.

    In this episode, we’ll break down Jay’s method for leveraging private lenders—a system that not only allows you to fund deals quickly but puts you firmly in the driver’s seat.

    The Bank Shutdown That Sparked a Change

    Jay’s journey into private money began out of necessity. For years, he’d relied on banks, but in 2009, his line of credit was abruptly closed. With deals under contract and no financing in sight, he asked himself, “Who do I know that can help?” That call led him to the world of private money, where individuals, often using their retirement funds, can invest in real estate for higher, safer returns.

    Don’t Beg for Money: Teach Instead

    One of Jay’s core philosophies? Don’t chase money—attract it by teaching. Instead of pitching individual deals with desperation, Jay developed a private money “program.” He educated potential lenders on what private money is, how it works, and why it’s mutually beneficial—all before bringing any specific investment opportunity to the table.

    By wearing his “teacher hat,” he positioned himself as a knowledgeable, trustworthy guide rather than someone begging for help. This simple shift allowed him to raise over $2 million in 90 days.

    The Secret: Separate the Funding Conversation from the Deal

    Jay Conner emphasizes that the worst time to raise money is when you need it urgently for a deal; desperation has a scent that savvy investors can detect. Instead, he recommends cultivating interest in your program beforehand. Explain your investment approach, outline your terms (like 8-10% interest, first or second lien position, borrowing up to 75% of after-repair value), and show potential lenders how their money is protected.

    When a deal arises, you call with “great news”—not a desperate plea. The money is already pledged, and investors are ready and waiting.

    Indirect Outreach: Ask for Referrals, Not Funds

    A genius part of Jay’s approach is the indirect ask. Rather than pitching investments directly, he’d connect with well-networked locals (like the town’s original Zenith TV dealer!), share that he’s helping people earn high rates of return, and ask for referrals. More often than not, people would express interest themselves or spread the word to their circles.

    This reflective, relationship-driven technique allowed Jay to build a network of 47 private lenders, most of whom had never even heard of private money lending before he educated them.

    Scaling Up: From Small Deals to Millions

    Is this approach scalable? Absolutely. Whether you need $500,000 or $10 million, Jay’s model works by adapting your outreach. For example, he’s raised nearly a million dollars in a single luncheon by teaching his program to a room of community influencers. He regularly uses presentations, podcasts, and word-of-mouth to reach potential lenders, rather than relying solely on one-on-one conversations.

    The Role of Self-Directed IRAs

    A powerful hack in the private money world is using self-directed IRAs. Many investors have retirement funds languishing with low returns. By educating them on how to use these funds for private lending, J

    Discovering Dave Payerchin's Path to Raising $50 Million in Private Money May 08, 2025
    Show notes

    If you’ve ever wondered how successful real estate investors consistently land incredible deals, you’re not alone. On a recent episode of the “Raising Private Money” podcast with host Jay Conner, Dave Payerchin shared powerful, actionable insights from his career, where he’s raised over $50 million in private money and built an impressive rental portfolio. Dave's advice is gold, whether you’re looking for your first deal or leveling up your investment business.

    Mindset: Your Most Important Asset

    Dave starts by emphasizing the value of mindset and personal development. Before getting into tactics, he grounds his success in what he calls the “core four”—his relationship with God, his health, his family, and finally, his business. For aspiring investors, this serves as a reminder: true success is holistic and must be built on a solid personal foundation.

    Crucially, Dave shares a personal lesson about overcoming limiting beliefs—especially the common thought, “I’m not enough.” Through consistent, small commitments (like daily habits), you build self-trust and confidence. In the context of real estate, your mindset directly affects your ability to network, take risks, and follow through on deals.

    Why Dave Loves Single-Family Rentals

    Dave is a strong believer in affordable housing—specifically single-family rentals, especially in stable, cash-flowing markets like Columbus, Ohio. He points out several reasons why:

    • Demand: Single-family homes are in high demand since people prefer houses over apartments, especially families who want a yard and privacy.
    • Accessibility: It’s easier to raise money and get financing for single-family deals. You don’t need complex investment structures or syndications.
    • Stability: Markets like the Midwest aren’t seeing the same volatility as coastal areas, making them ideal for long-term cash flow.

    The Power of Private Money

    Both Dave and Jay agree: private money is one of the most powerful tools in real estate. It allows you to scale your investing without using your capital and enables you to compete as a “serious buyer.” Dave’s own story starts with necessity—having no money or credit, he realized he needed to raise 100% of the capital (purchase and rehab) to get started.

    Often, new investors make the mistake of “shopping for cheaper money” before they’ve built a track record, thinking they should negotiate for the best rates right away. Dave’s advice? Get in the game, even if you pay higher rates at first. Over time, as you close deals and build credibility, you’ll attract lenders offering better terms.

    Finding Deals: The Action Steps

    So, how do you break into the business and start finding great deals?

    1. Put Yourself Out There: Start by telling everyone what you’re doing. Dave suggests overcoming the natural fear of being judged or not taken seriously. The market rewards those who educate and share.
    2. Network the Right Way: Use social media strategically—on Facebook, show your family and authentic self. Mix in regular updates about your deals, but keep it natural and genuine. The goal is to build relationships, not just blast advertisements.
    3. The Personal Touch: Dave is a master at relationship building. He regularly sends hundreds of personalized holiday texts to his network. Not every message is about business. It’s about staying top-of-mind and nurturing relationships without strings attached.
    4. Transparency with Lenders: When it comes time to fund deals, Dave keeps it simple for his private money partners, showing basic numbers and security (like a mortgage or promissory note). He distinguishes his deals by avoiding syndications, instead offering lenders first-lien security on a single property for maximum safety.

    Final Thoughts

    Dave Payerchin’s approach is refreshingly honest and actionable. He reminds us that the secret sau

    1 2 3 81 Next

    Related Podcasts

    How I Built This with Guy Raz

    1

    How I Built This with Guy Raz Business
    Planet Money

    2

    Planet Money Business
    Inside Strategic Coach: Connecting Entrepreneurs With What Really Matters

    3

    Inside Strategic Coach: Connecting Entrepreneurs With What Really Matters Business
    BiggerPockets Real Estate Podcast

    4

    BiggerPockets Real Estate Podcast Business
    The Smart Passive Income Online Business and Blogging Podcast

    5

    The Smart Passive Income Online Business and Blogging Podcast Business
    A Thousand Natural Shocks With Gabe S. Dunn

    6

    A Thousand Natural Shocks With Gabe S. Dunn Business
    footer-logo

    Contact Us

    Toll Free: 844-670-7747

    Links

    • Home
    • Top Charts
    • Networks
    • Apps
    • Independents Podcasts
    • Podcast Advertising
    • Podcast News
    • Contact Us
    • About Us
    • Analytics & Insights

    Stay Connected

      Privacy, Terms of Use & Our Code of Ethics Protecting Content Creators Copyrights