1624: Private Money Real Estate Funding Secrets with Jay Conner

Thursday, July 30, 2026

Funding, not deals, is often the real bottleneck in real estate investing. If you’ve been relying on banks or hard money lenders, you already know how slow, expensive, and restrictive they can be. In this episode of Marketer of the Day, Jay Conner, who has flipped and rehabbed over 500 single-family properties in eastern North Carolina and automated his seven‑figure business down to less than 10 hours a week, shows you a different path: private money. Since 2009, Jay hasn’t missed out on a single deal due to lack of funding. He breaks down exactly what private money is (and what it’s not), how it differs from hard money and bank financing, and why working directly with individual private lenders can transform your speed, flexibility, and profit margins. You’ll discover how everyday people, often using self-directed IRAs, can become your lenders, earning solid, secured returns while you gain fast, reliable funding for your flips, rehabs, and single-family projects.

Jay walks through his relationship-first approach to finding and educating private lenders, including how he “diagnoses” whether someone has an investment problem before ever offering a solution. You’ll hear why the old saying “get the deal and the money will show up” is dangerous, and how Jay instead lines up capital first, then uses his signature “good news phone call” to place his lenders’ money, without ever “asking for money.” He also shares his preferred strategies for single-family deals, from flipping and MLS resales to lease options, rent-to-own, and work-for-equity exits. You’ll learn his simple formula for not overpaying for properties, how he protects his lenders with conservative loan-to-value (LTV) limits, proper collateralization, and why he often gets paid to buy houses by borrowing up to 75% of the after-repaired value (ARV). Jay explains how strong relationships with attorneys, title companies, and lenders allow him to confidently offer seven-day closings that sellers love.

Jay also highlights his national best-selling book, Where To Get The Money Now: How and Where to Get Money for Your Real Estate Deals Without Relying on Traditional (or Hard Money) Lenders, which lays out his full system for raising and structuring private money. Combined with his scripts, frameworks, and real-world examples, this episode shows that raising private capital doesn’t have to be complicated or salesy; it can be a straightforward, repeatable system that fuels your deals and builds real wealth for both you and your lenders.

Quotes:

“One of the biggest lies in real estate is ‘get the deal under contract, and the money will show up.’ That’s the most stupid thing I ever heard in my life.”

“I want my private lenders to think of themselves as the bank. They’re secured by a note, a deed of trust, insurance, and title; just like the bank would be.”

“Private money is a simple business once you understand the moving parts; most new investors fail because they overcomplicate it.”