***Guest Appearance

Credits to:

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

“Funding Fix and Flip Deals with Private Money | Jay Conner on The Inner Estate”

https://www.youtube.com/watch?v=cDuad6P1QNE

In the ever-evolving world of real estate investing, one element reigns supreme: access to capital. Traditional lending from banks can be slow, restrictive, and, as many investors learned in 2009, unpredictable. On the Raising Private Money podcast, the renowned Private Money Authority, Jay Conner, shares his wisdom on the game-changing world of private money and offers practical steps for both investors and everyday people who want to build wealth or participate safely in real estate.

The Turning Point: Crisis Breeds Opportunity

Jay Conner’s journey into private money began with a problem many investors can relate to: he found his bank line of credit abruptly closed, right when he had two houses under contract. Traditional funding methods collapsed during the financial crisis of 2009, leaving countless serious investors stranded. But as Jay Conner says, "Every problem is an opportunity." With no way to fund his deals, he sought out solutions and found a new path in private money, forever changing his approach and tripling his business in a single year.

What is Private Money (and What It’s Not)

Many new investors—and even members of the general public—can confuse private money with hard money or, worse, risky "loan shark" financing. Jay Conner sets the record straight: private money is capital raised from individuals—ordinary people such as teachers, civil service workers, or even minors who have inherited capital—not institutions. In private money transactions, there are no middlemen or brokers, and the terms are mutually agreed upon between the investor and the lender.

Hard money, on the other hand, typically comes from institutional lenders or brokers, requires fees and points, and often includes restrictive terms and caps on the number of deals you can fund. With private money, Jay Conner emphasizes, "We make the rules." This flexibility allows for faster closing, more creative deals, and often better rates for both parties.

The Mindset Shift: Teacher, Not Salesperson

One of the most profound takeaways from this interview is Jay Conner's approach: never pitching, always teaching. Rather than chasing potential lenders, he educates people in his network about the opportunity. "Desperation has a smell to it," Jay Conner says, warning that raising money when you need it is the worst time. Instead, take on the mindset of diagnosing a problem: Are people happy with their investment returns?—and then presenting private lending as the solution.

Safety, Security, and Building Trust

Jay Conner stresses that private money deals are asset-backed. Each private lender receives a promissory note, and their interest is secured by real property. They’re named on the property insurance and title, just like a bank, ensuring their investment is protected. The money lent is never more than 75% of the after-repair value, creating an equity cushion that minimizes risk in a downturn.

Anyone Can Participate

Perhaps the most inspiring lesson is that private investing isn’t just for the wealthy. Ordinary people with modest retirement funds or savings can benefit, and investors don’t need to have it all figured out before starting. The process is approachable; the concepts are simple when you have a guide or mentor. Jay Conner and his wife have educated dozens of lenders who never even knew private lending existed until they were introduced to it.

Taking the First Step

For those ready to take action, Jay Conner offers practical resources—books, scripts, and even invitations to his live events in North Carolina. His central message: implementation is power. Knowledge alone won’t build wealth. Whether you want to invest or lend privately, start by seeking education, surround yourself with experienced people, and take that first step.

Private money doesn’t just expand deals—it empowers ordinary people to build generational wealth safely, securely, and with confidence. The opportunity, as Jay Conner reminds listeners, is truly open to everyone.

10 Discussion Questions from this Episode

Jay Conner describes his transition from traditional bank financing to using private money in 2009. What circumstances led to this change, and how did it reshape his approach to real estate investing?
What are the key differences between “private money” and “hard money,” as explained by Jay Conner? Why does confusion often arise between these two in the public’s perception?
Jay Conner emphasizes having a “teacher mindset” when working with private lenders instead of pitching deals. How does this approach build trust and benefit both sides of the transaction?
Bridget Stewart and Jay Conner discuss the philosophy that “the money comes first” before the deal. Do you agree with this approach? Why or why not?
Jay Conner consistently offers 8% returns to private lenders. How does this compare to more traditional investments, and what might make it attractive to everyday individuals?
Jay Conner advises never to lend more than 75% of the after-repair value of a property. What protections does this practice provide for both the investor and the private lender?
Bridget Stewart raises the topic of limiting beliefs when starting in private money lending or real estate investing. What mindset strategies does Jay Conner suggest for overcoming these barriers?
How do self-directed IRAs factor into private money lending, according to Jay Conner, and what makes them powerful for both investors and lenders?
Jay Conner mentions that many of his private lenders are people from ordinary backgrounds, such as retired teachers or police officers. What does this indicate about who can participate in private money lending?
During the 2008-2009 financial crisis, Jay Conner’s access to traditional funding disappeared. How did his pivot to private money not only resolve his immediate trouble but also open new doors for expanding his real estate business?

Fun facts that were revealed in the episode:

Jay Conner Never Pitches Deals
Jay Conner revealed that in all his years of raising private money, he has never actually "pitched" a deal. Instead, he educates potential lenders about the opportunity and calls them only when there’s a deal that matches their interests 00:00, 11:03.
“Lunch and Learn” Raised Nearly $1 Million
At one of Jay Conner’s private money luncheons, he raised a staggering $969,000 just from a single event by educating attendees about private lending at 07:49.
Ordinary People as Private Lenders
All of Jay Conner’s private lenders are everyday people—retired teachers, civil service workers, police officers, Marines, and even minors who inherited money—not wealthy elites or professional investors 06:20, 18:43.

Timestamps:

00:00 Dealing with a credit crisis

04:24 Discovering private money sources

07:25 Hosting a private money luncheon

13:04 Using private money for real estate

16:11 Difference between hard and private money

18:23 Protecting private lenders' interests

22:21 Encouragement for all investors

25:29 Leaving mobile homes behind

27:25 Mindset and cash resources

31:29 Discussing generational wealth opportunities

Connect With Jay Conner:

Private Money Academy Conference:

https://www.ThePrivateMoneyConference.com

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

http://www.JayConner.com/MoneyPodcast

Jay Conner is a proven real estate investment leader. Without using his own money or credit, Jay maximizes creative methods to buy and sell properties with profits averaging $86,000 per deal.

#RealEstate #RealEstateInvesting #RealEstateInvestingForBeginners