***Guest Appearance
Credits to:
https://www.youtube.com/watch?v=3PT4nlVqTJ8&t=131s
“Private Money Explained: How to Raise Capital Without Chasing Investors with Jay Conner”
https://www.youtube.com/@ThePersonalSuccessPodcast
If you’ve ever wondered how to break free from the constraints of traditional real estate financing, the story behind Jay Conner’s transformative journey is bound to inspire. In this episode, together with Ryan Watts, Jay opens up about how a crisis forced him to discover a new path that ultimately became the cornerstone of his real estate and coaching business: private money.
Jay’s story starts not with triumph, but with a setback. In January 2009, after more than six years of success relying on local banks and mortgage companies for real estate investments, Jay received an unexpected call informing him that his lines of credit had been shut down. No warning, no explanation—just gone. Faced with this daunting challenge, Jay refused to become a victim; instead, he turned to his network and found the solution through a simple but powerful question: Who could help?
This led Jay to the world of private money, a concept he had never explored and that most people—even seasoned investors—often don’t understand. Unlike hard money, which is institutional in nature and involves brokers and underwriting, private money is sourced directly from individual investors. There are no brokers, no origination fees, and the relationship is built on trust and service.
Jay’s approach is fundamentally different from what most real estate “gurus” teach. He doesn’t believe in pitching deals or chasing funding. Instead, he emphasizes educating his network, sharing opportunities, and separating the conversation about investment from the specifics of any deal. This strategy allows people to see the value and security of real estate-backed private money lending without feeling pressured. Most of Jay’s private lenders had never heard of private money until he explained how it works—how they could earn competitive returns, backed by mortgages or deeds of trust, and enjoy security that typical stocks or funds couldn’t provide.
One of Jay’s insights is the myth that private money is only for the wealthy or well-connected. Instead, he built his lender base from ordinary people—retired teachers, civil service workers, even minors whose parents managed inherited funds. For Jay, it’s about diagnosing whether someone has a problem, like low returns or volatile investments, and then introducing them to a new solution. If an associate is happy with their return, Jay doesn’t push his opportunity, but if they express frustration, that’s where the conversation naturally turns toward private money.
The real benefit of Jay’s method isn’t just about financing deals—it’s about empowering others and fostering relationships based on trust and integrity. He coaches real estate investors across the country to adopt a service-first mindset, focusing on what they can do for others rather than simply on profits. This principle extends to his business model and his personal philosophy: “Enough is never enough when it’s not about you.” Success, in Jay’s view, comes from joy, happiness, and the impact you make serving others.
Jay’s coaching program has produced remarkable stories, helping people retire early, raise millions in private funding, and reclaim their lifestyle. The transformation is clear: private money enables fast closings, greater flexibility, and confidence—allowing investors to make offers knowing the funding is in place.
For newcomers, Jay offers practical resources such as his Curiosity Opener script and his book “Where to Get the Money Now,” making it easy for anyone to begin the journey. He encourages people to take action sooner rather than later, emphasizing mindset as the most important factor in getting started.
Jay Conner’s journey is proof that adversity can open doors to new opportunities. By sharing his servant’s heart and practical strategies, he’s demystifying private money and empowering everyday people to succeed in real estate investing. If you’re ready to shift your beliefs about money and explore new ways to fund your deals, Jay’s story is a powerful reminder: real estate is about people, service, and trust—and there’s always time to start.
10 Discussion Questions from this Episode:
- Jay Conner talks about the importance of trust and existing relationships when raising private money. How do you think prior relationships impact the success of securing private funding for real estate deals?
- After his line of credit was shut down in 2009, Jay Conner learned to take 100% responsibility for his response to difficult events. How do you apply the E + R = O (Event + Response = Outcome) formula in your own life or business challenges?
- Jay Conner emphasizes serving others and having a “servant’s heart” as a strategy for long-term success. In what ways can entrepreneurs or investors make service a core part of their business strategy?
- The episode distinguishes between private money and hard money. What are the primary differences, and why does Jay Conner advocate for private money over institutional sources?
- Discuss the mindset shift Jay Conner recommends for raising private money. Why is it important to see yourself as a teacher rather than a salesperson or a “pitcher” of deals?
- Jay Conner mentions that many private lenders are “ordinary people,” not just the wealthy or well-connected. How does this reframe common misconceptions about who can participate in private lending?
- How does Jay Conner’s approach of not pitching deals directly, but instead planting seeds and educating potential lenders, help build trust and credibility?
- According to Jay Conner, “there’s more money than there are deals.” What implications does this have for both new and experienced real estate investors?
- Jay Conner suggests that “enough is never enough when it’s not about you.” In what ways does having a purpose larger than personal gain influence one’s success in business and life?
- What were your biggest takeaways from Jay Conner’s stories of transformation among his students and coaching clients? How do these examples influence your perception of what’s possible with creative financing?
Fun facts that were revealed in the episode:
- Jay Conner once secured his first private lending deal by simply approaching a fellow church member after Bible study, resulting in $500,000 of investment—all without pitching or begging for money.
- Despite flipping over 500 houses, Jay Conner admits that none of his renovation projects ever came in exactly on budget, highlighting the unpredictable nature of real estate rehabs.
- Instead of using traditional bank financing, Jay Conner created a network of 47 private lenders, many of whom are ordinary people like retired schoolteachers and civil service workers, showing that private money investing is accessible to anyone, not just the wealthy or well-connected.
Timestamps:
00:00 Overcoming Crises With Private Money
04:00 Real Estate Coaching for Impact
06:26 Line of Credit Unexpectedly Closed
10:53 Discovering Private Money Alternatives
15:26 Who, Not How: A Journey
18:22 When Is Enough Enough?
22:27 Diagnosing Investment Opportunities
25:53 Wayne’s Interest Rate Inquiry
27:36 Profiting with Private Lending
31:28 Maximum Allowable Offer Formula
35:31 Fast Deals, Big Profits
39:15 Real Estate Success Stories
41:14 Curiosity Opener Script Free
43:44 Reflections on Genuine Connection
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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