***Guest Appearance
Credits to:
https://www.youtube.com/@wealthjuiceofficial
“Jay Conner’s Blueprint for Making $78,000 Per Deal (Using None of His Own Money)”
https://www.youtube.com/watch?v=jBUNCddrdKY
In a recent episode of the Raising Private Money podcast, Jay Conner joins Cory Jacobson and Ryan Bevilacqua on The Wealth Juice Podcast, where Jay shares invaluable insights on private money lending and creative financing strategies that have propelled his successful career. This post delves deeper into Jay’s methodologies, illustrating how real estate investors can leverage private money and unique financing options to thrive even in challenging market conditions.
The Journey to Private Money
Real estate can be both lucrative and challenging, often requiring innovative approaches to financing. For Jay Conner, this realization came when traditional financing avenues were abruptly closed off. In 2009, his local bank cut off his line of credit with no warning, prompting him to find an alternative to keep his business afloat.
Discovering Private Money and Self-Directed IRAs
Fortunately, Jay’s friend Jeff introduced him to the concept of private money and the power of self-directed IRAs. These tools enable investors to source funds outside conventional banking channels, essentially democratizing access to capital. Inspired, Jay researched how individuals could use retirement funds to finance real estate investments and began formulating a strategy.
Establishing Trust Without Desperation
One of the key tenets of Jay’s approach is the emphasis on trust. He advises investors to avoid discussing specific deals in initial conversations with potential private lenders. Instead, he focuses on educating them about the private lending program. This approach centers on building trust and interest without appearing desperate for money.
Crafting an Attractive Lending Program
When explaining his lending program, Jay shares specifics like interest rates, note lengths, and emergency call options with potential lenders. Offering an 8% annual interest rate—a notable increase from the usual 3-5% local CD rates—Jay makes a compelling case for investors. The program’s clarity and attractive returns have successfully attracted 47 private lenders.
Leveraging Connections and Networking
Jay’s first significant success in raising private money involved an indirect approach. A trusted acquaintance, Wayne, helped him connect with investors interested in the higher returns offered by Jay’s program. By leveraging Wayne’s extensive local network, Jay was able to secure a $250,000 investment from a somewhat skeptical potential lender. This established a pattern for Jay, wherein he treated private lenders like a bank, setting clear, upfront terms for returns.
Real Estate Projects and Profit Strategy
Jay’s borrowing strategy also stands out as methodical and calculated. He typically borrows 75% of a property’s after-repaired value (ARV), ensuring investments are backed by solid real estate. For instance, on a property with an ARV of $200,000, Jay might borrow $150,000, ensuring a $50,000 check at purchase, less closing costs. This method ensures profits upfront and upon sale, without initial personal fund investment.
Combining “Subject To” and Private Money Lending
Jay has mastered the use of the “subject to” strategy, allowing him to take over existing mortgages without the original lender’s consent while managing monthly payments. When combined with private money, this strategy allows Jay to finance repairs or cover back payments without using personal funds. This hybrid approach provides flexibility and liquidity, ensuring quick closures and higher profitability.
Assisting Distressed Sellers and Building Resilience
Addressing market changes, Jay highlights resilience and adaptability as crucial traits for success. He often helps distressed sellers avoid foreclosure by providing immediate cash relief, making the transaction beneficial for both parties. This practice not only aids sellers in financial distress but also strengthens Jay’s portfolio. On average, Jay nets $78,000 per deal, underscoring the efficacy of his strategies.
Educational Resources and Further Learning
For those eager to delve deeper into private money lending, Jay offers multiple resources. His book, “Where to Get the Money Now,” provides a step-by-step guide on securing private funding, available for only the cost of shipping and handling. Additionally, Jay’s Private Money Academy Conference offers immersive learning, usually priced at $3,000 but available to podcast listeners for only $97 via his website, www.JaysLiveEvent.com.
Conclusion
Jay Conner’s experiences and strategies reflect a profound understanding of real estate financing, blending traditional know-how with innovative methods. By focusing on trust, clear terms, and leveraging both private money and “subject to” strategies, Jay has set a precedent for resilient and profitable real estate investment. For aspiring and seasoned investors alike, these insights serve as a valuable roadmap to navigating the complexities of the real estate market successfully.
10 Discussion Questions from this Episode:
- Understanding Private Money vs Traditional Loans:
- What are the key differences between private money lending and traditional bank loans, according to Jay Conner’s experience?
- Initial Approach to Private Lenders:
- How does Jay Conner approach potential private lenders without seeming desperate, and why is this important for establishing trust?
- Impact of the 2008 Financial Crisis:
- In what ways did the 2008 financial crisis reshape Jay Conner’s financing strategies for real estate investments?
- Role of Networking in Securing Funds:
- How did Jay Conner leverage his network, specifically his acquaintance Wayne, to secure his first significant private funding?
- Benefits of ‘Subject to’ Strategy:
- Can you explain the “subject to” strategy in real estate investing, and what advantages it provides to both buyers and sellers?
- High Returns on Investments:
- Why does Jay Conner offer an 8% return to his private lenders, and how does this compare to local CD rates both now and in 2009?
- Handling Market Fluctuations:
- How does Jay Conner’s philosophy of focusing on personal response over market conditions help him maintain resilience in a fluctuating real estate market?
- Private Lending Program Structure:
- What specific terms and conditions does Jay Conner include in his private lending program to make it attractive and secure for investors?
- Educational Resources and Conferences:
- What role do educational resources and events, such as Jay Conner’s book and the Private Money Academy Conference, play in educating potential private lenders and real estate investors?
- ROI and Business Sustainability:
- How does Jay Conner ensure his business remains profitable while providing significant returns to his private lenders? How does his strategy of buying properties at a discount factor into this?
Fun facts that were revealed in the episode:
- Jay Conner’s strategy allows him to buy properties without using his own money, emphasizing an 8% return to private lenders which is significantly higher than typical CD rates.
- Jay doesn’t invest virtually; he focuses exclusively on his local North Carolina market, with a preference for median-priced single-family homes, condos, and townhomes.
- Jay uses a “good news” phone call method to approach lenders with specific investment details, creating a pleasant investing experience without appearing desperate.
Timestamps:
00:01 Jay raised $2M privately and earned $70K/deal.
05:49 Shifted from mobile homes to single-family real estate.
08:34 Studied private money; shared within the network.
09:54 Eliminate rejection fear by asking and sharing.
14:04 I secured a lender by offering terms.
16:30 Opened real estate investing business; seeking referrals.
21:18 Buy on terms, sell on terms, flip houses.
26:27 Rehab costs vary; typical $40-$50k, uncommon $175k.
27:17 No early payoff penalty; 9-month rehab cycle.
32:27 Profit if sold: $50,000 after loan payoff.
35:57 Buying houses, up to $1,000,000 ARV.
39:28 Purchase real estate with existing notes, and private money.
41:55 Private money helps buy quickly and offers flexibility.
43:46 Investor adaptability trumps market fluctuations; focus there.
47:32 Lost credit, found better funding, business tripled.
50:36 Line up money first, then secure deals.
Private Money Academy Conference:
Free Report:
https://www.jayconner.com/MoneyReport
Join the Private Money Academy:
https://www.JayConner.com/trial/
Have you read Jay’s new book: Where to Get The Money Now?
It is available FREE (all you pay is the shipping and handling) at
https://www.JayConner.com/Book
What is Private Money? Real Estate Investing with Jay Conner
https://www.JayConner.com/MoneyPodcast
Jay Conner is a proven real estate investment leader. He maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal without using his money or credit.
What is Real Estate Investing? Live Private Money Academy Conference
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https://www.youtube.com/c/RealEstateInvestingWithJayConner
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https://twitter.com/JayConner01
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