***Guest Appearance
Credits to:
https://www.youtube.com/@WealthArchitectPodcast
“SE3 Episode 14: How to Invest Without Banks | Jay Conner”
https://www.youtube.com/watch?v=Mp0PBbv3Gb4
Are you a real estate investor tired of jumping through hoops at the bank? Imagine never missing out on a deal because you “didn’t have the funding.” That’s exactly what Jay Conner, The Private Money Authority, has achieved since 2009. In this game-changing episode, Jay sat down with Emilio DiSpirito to break down his system for raising and leveraging private money—no banks, no institutional “gatekeepers,” and absolutely no hard money lenders.
Busting the Biggest Myth in Real Estate Financing
Most real estate investors believe their growth is capped by access to bank or hard money financing. Jay calls this the “number one misconception”—the idea that whoever has the money makes all the rules, sets the terms, and holds all the power. Before discovering private money, Jay missed out on deals simply because standard funding sources decided not to play ball, regardless of his perfect track record or credit.
But everything changed in 2009. After being cut off by his local bank overnight, Jay learned how to tap into the world of private lenders—ordinary people seeking better returns on their savings or retirement funds. This single pivot has allowed him to fund every deal for over a decade, leveraging over $50 million in private lending.
Adopt the Right Mindset: From Chasing to Attracting
According to Jay, the key to raising private money is right between your ears. The crucial shift is moving from a mindset of chasing, begging, or persuading (which investors dread) to one of educating and serving. As he puts it, “No chasing, no begging, no selling, no persuading at all.” Instead, Jay positions himself as a “private money teacher,” simply educating friends, professional contacts, and even service providers about a new opportunity—one that solves the problem of low, unsafe, or volatile returns elsewhere.
Importantly, he never pitches a deal right away. Instead, he explains the concept of private lending, details the protections (promissory note, mortgage security, insurance, etc.), and outlines the terms. The property only comes up after a lender has expressed interest in investing.
Where to Find Private Lenders…and How to Build Trust
Jay reveals three major sources for finding private lenders:
- Your Existing Network: The contacts in your phone, social networks, and professional circles. Trust is already built in.
- Referrals: Ask existing connections who else they know who might be interested. Trust transfers through connection.
- Expanded Networks: Business networking groups, especially Business Networking International (BNI), which both Jay and Emilio cite as game-changing for scaling up their funding relationships.
The initial conversation is simple, but powerful: “With everything going on in the markets, are you earning a high, safe return on your money?” If the answer’s “no,” it’s time to educate, not sell.
Protecting Your Lenders, Keeping Control
Security is paramount for both the lender and the borrower. Jay’s system always collateralizes loans with real estate—no unsecured funds, no syndication complications. Each lender receives a promissory note, a deed of trust or mortgage (depending on the state), and is named as mortgagee on insurance policies. He never borrows more than 75% of the after-repair value, ensuring a significant equity cushion.
Funds never go directly to the investor but instead to the closing agent or attorney’s escrow, providing full transparency and compliance.
Results: Financial Freedom and Opportunities for Others
The system works—Jay continues to flip homes with average profits of $86,000 per deal, all while never worrying about bank approvals.
For new investors, he offers scripts, a best-selling book, and live private money conferences to teach these methods hands-on. The message is clear: real estate financing isn’t about begging for money—it’s about providing a win-win opportunity for everyone.
Ready to break free from the banks? Follow the advice in this episode and start building your own network of private money lenders—one conversation at a time.
10 Discussion Questions from this Episode
- How did Jay Conner’s experience losing his line of credit in 2009 change his approach to real estate financing?
- What are the key differences between private money and hard money lending, according to Jay Conner?
- Why does Jay Conner emphasize the importance of mindset when it comes to raising private money?
- What strategies does Jay Conner use to start conversations about private lending without sounding salesy or desperate?
- How does Jay Conner ensure his private lenders are protected when investing in real estate deals?
- What role do self-directed IRAs play in private real estate lending, and what are the advantages for both the investor and the lender?
- Why does Jay Conner believe “no pitching of deals” is crucial in his process for attracting private lenders?
- According to Jay Conner, how can business networking organizations like BNI help expand your pool of potential lenders?
- What are some of the marketing tactics Jay Conner uses to find distressed properties and motivated sellers?
- What three resources does Jay Conner offer at the end of the episode for those who want to start raising private money, and how might these tools be useful to a new investor?
Fun facts that were revealed in the episode:
- Speed of Funding: Jay Conner regularly funds deals using private money in as little as seven days, thanks to relationships with custodians like Inspira and Directed IRA, making private funding much faster than traditional methods.
- Payday at Closing: Instead of putting money into his deals, Jay Conner often walks away from the closing table with a check in hand—sometimes tens of thousands of dollars—because his model allows for excess cash at closing.
- Scripts for Success: New real estate investors can access Jay Conner’s “Million Dollar Script Collection” with twelve different scripts for starting private money conversations—removing the stress of not knowing what to say when raising capital.
Timestamps:
00:00 Introducing Jay Conner’s expertise
03:35 Learning About Private Money
11:19 Focusing on servitude in business
13:32 Using retirement funds for investments
19:11 Building and Expanding Your Network
22:20 Becoming BNI education coordinator
24:29 Protecting private lenders in real estate
31:20 Real estate marketing strategies
35:38 Resources for Raising Capital
38:17 Getting the free money guide
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
YouTube Channel
https://www.youtube.com/c/RealEstateInvestingWithJayConner
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https://www.facebook.com/jay.conner.marketing
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