Building Wealth With Private Money: Jay Conner’s Guide to Asset-Backed Real Estate Investing

***Guest Appearance

Credits to:

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

“Unlocking Unlimited Private Money Success with Jay Conner”

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

 Are you a real estate investor frustrated by the limitations of traditional financing? You’re not alone. In the latest episode of the Raising Private Money podcast, Jay Conner shares his transformative journey from relying on banks to harnessing the power of private money—a shift that reshaped his investing career and can do the same for you.

The Asset-Backed Debt Advantage

Jay emphasizes that private money deals in single-family real estate are distinct from syndications regulated by the SEC. What makes them different? They’re structured as “asset-backed debt,” meaning every loan is secured by an individual property—protected by a mortgage or deed of trust. 

Jay puts it simply: “We’re not borrowing money unsecured; we’re securing that note with a deed of trust or a mortgage.” This structure opens the door to a wide range of lenders, regardless of accreditation, each with their own promissory note for each property.

There’s also flexibility. Whether you have one property or a portfolio, there’s no limit to the number of private lenders you can work with, nor do your lenders need to meet strict financial requirements. As Jay notes, “All the notes are secured by individual properties,” freeing you from the headaches and restrictions of bank lines of credit.

The Origins of a Private Money Mindset

Jay didn’t always have access to private capital. He started in mobile homes and, for years, funded his deals the traditional way: “Go to the local bank or the mortgage company and fill out applications.” That changed dramatically in 2009 when, during the financial crisis, his bank shut down his line of credit overnight. 

Without options, Jay reached out to peers and discovered the world of private lending and self-directed IRAs—a revelation that allowed him to raise over $2 million in new funding, even as markets crashed.

Central to Jay’s success was a mindset shift. He advocates “owning the real estate between your ears,” urging investors to approach private money not as desperate borrowers but as educators who offer opportunities. 

Jay became a “private money teacher,” sharing the mechanics and benefits of private lending with people in his network who, more often than not, had never heard of the concept.

The Good News Phone Call: How to Get Your Deals Funded

If you’re wondering how Jay gets his deals funded 100% of the time, it all hinges on transparency and preparation. Before presenting any deal, he educates potential lenders about the program: interest rates (often 8%), terms, collateral, and protections. 

He separates teaching about private money from pitching individual properties, insisting, “Desperation has a smell to it. The worst time in the world to be raising private money is when you need it for a deal.”

Once a lender is onboard and prepared—sometimes moving their retirement funds to a self-directed IRA—Jay calls with the “good news”: a deal matches their criteria, here are the numbers, and here’s how to wire the funds. This process builds trust and excitement, ensuring lenders are ready and eager to participate.

Flexibility for Investors and Lenders Alike

One of the most powerful aspects of private lending is that the investor sets the terms. Payments can be monthly, quarterly, or only upon completion, depending on the lender’s objectives. 

Jay highlights that elderly lenders seeking income can receive monthly payments, while those using IRA funds may prefer less frequent payouts. When buying property, Jay’s deals often