***Guest Appearance
Credits to:
https://www.youtube.com/@respectmyblueprintpodcast
“The Blueprint to Attracting Private Money for Real Estate | Jay Conner Interview (2025)”
https://www.youtube.com/watch?v=U8odG9ocVgs
One of the biggest challenges for real estate investors—new and seasoned alike—is securing funding for their deals. Many hopeful investors are turned away by banks, discouraged by strict credit requirements, or simply overwhelmed by the idea that hefty amounts of capital are needed to get started. But what if you could bypass the hoops, skip the hard money lenders, and line up the funds you need from regular people in your own community?
That’s exactly what Jay Conner, known as the “Private Money Authority,” has been doing since 2009. In his conversation with Wesley Paul on the Respect My Blueprint podcast, Jay laid out a practical and proven roadmap for leveraging private money—and why mindset is the key to unlocking this powerful strategy.
Flip the Script on Funding
Jay’s journey began in a small town in North Carolina, with a target market of only about 40,000 people. Despite this “small pond,” Jay has managed to dominate his market, buying and flipping over 500 houses and building an average profit per deal of $86,000.
He attributes much of his success to a simple but profound shift: instead of chasing after loans or groveling at the feet of the banks, he decided he would “offer a mortgage rather than ask for one.” In other words, Jay stopped asking for money and started offering people the opportunity to invest in his deals. By repositioning himself as a teacher, not a beggar, the dynamic shifted—and so did his results.
Teaching, Not Pitching
One of Jay’s golden rules is never to ask for money or pitch a deal directly. Instead, he leads with education. He explains to people in his network—church members, acquaintances, friends—what private lending is, how it works, and what protections and returns they can expect.
The trust inherent in these relationships is vital. “There’s a five-letter word that’s crucial in this business—trust,” Jay says. People are much more willing to move forward if they understand what they’re getting into and if they trust you to guide them.
Setting the Terms
Rather than letting lenders set the conditions, Jay established his own terms:
- Interest rate: He’s consistently offered 8% since 2009, a rate that outpaces what most people can get in a savings account or CD.
- Loan-to-value: Jay only borrows up to 75% of the after-repair value (ARV) of a property, mitigating risk for the lender.
- Security: Each lender receives a promissory note secured by a deed of trust (or mortgage), and they’re named as the mortgagee on the insurance policy.
- No desperation: Jay separates conversations about his program from discussions about individual deals. By educating first and only bringing deals to lenders after they’re comfortable and interested, he avoids the “desperation” that turns so many people off.
This approach works: Jay now has 47 private lenders—and more capital available than deals to put it into.
Who Can Be a Private Money Lender?
Jay’s experience has proven that just about anyone can be a private lender. From retired teachers and law enforcement officers to minor children who inherited money, private lending isn’t limited to the wealthy elite. If someone has either liquid capital or unused retirement funds, they can become a lender.
The Takeaway: Get the Money First
One of the most important lessons from Jay’s interview is this: line up your funding before chasing deals. Too often, investors scramble for money after they find a property, which can create stress and lead to poor decisions—or missed opportunities.
By operating as a trustworthy educator and structuring great terms for your lenders, you can get private money lined up—sometimes in as little as 30 days. This leaves you ready to pounce on opportunities when they arise, giving you a massive edge in a competitive market.
10 Discussion Questions from this Episode:
- Jay Conner emphasizes the importance of mindset before seeking private money. What are some limiting beliefs that may hold investors back from raising capital, and how can they shift their mindset?
- Jay never “asks” for money—instead, he offers the opportunity to invest. How does this approach reframe the relationship between investors and potential lenders? What are the psychological benefits for both parties?
- The episode mentions that trust is a crucial component in raising private money. What are some effective ways to establish and maintain trust with potential private lenders?
- Jay highlights separating the conversation about private lending from pitching a specific deal. Why is this distinction so important, and how does it affect the outcome of raising capital?
- For new investors, Jay suggests starting with people you already know. What are the potential challenges and advantages of this strategy?
- The conversation touches on the differences between funding single-family homes and larger syndications. What are the major risks and protections in each approach for both the investor and the lender?
- Jay maintains that you should “get the money lined up first” before acquiring a deal. How might this advice challenge common practices in real estate investing, and what are the practical steps to implement it?
- What are the typical criteria and safeguards Jay uses when structuring deals with private lenders, and how do these protect the lender’s interests?
- According to Jay, nearly anyone can become a private money lender, with examples ranging from retirees to children. What qualities or resources are actually essential for someone to start lending privately?
- In the episode, Jay offers specific scripts and approaches for starting conversations with potential lenders. How do tone, language, and timing influence the success of these conversations?
Fun facts that were revealed in the episode:
- Jay Conner Has Never Asked for Money: Despite being known as the “Private Money Authority,” Jay Conner has never actually asked anyone for money or pitched a specific deal when raising funds for real estate investments. Instead, he focuses on educating people about the opportunity to become a private lender, allowing the money to “chase him.”
- Small Town, Big Deals: Jay Conner operates almost exclusively in a small market—Morehead City, North Carolina, with a population of just 8,000 people. Yet, he has managed to rehab and flip over 500 houses, with average profits of $86,000 per deal, proving that you can dominate and thrive as a real estate investor even in a tiny market.
- First Big Private Lending Deal Came from Church: Jay secured his very first $500,000 in private money funding through a conversation with a fellow church member after a Bible study class. He didn’t pitch a deal but instead shared the opportunity, showing that strong personal connections and trust are key elements in raising private money.
Timestamps:
00:01 Blueprint: Real Estate Funding Secrets
04:27 Dominating Real Estate in Small Town
09:03 Wholesaler Success: Build Cash Buyers List
12:45 Private Lending Through Trust Building
14:40 Teaching Private Lending Basics
20:53 High Returns Investment Referral
22:53 Funding Success: The Good News Call
25:59 “Wesley Trusts Me with Deal”
28:47 Ordinary People as Private Lenders
32:17 Understanding Private Real Estate Financing
36:39 Raise Private Money Fast Guide
39:50 Leveraging Private Lending for Deals
44:21 Mindset and Education Key
46:02 Jay’s Investment Guidance & Resources
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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