Navigating Real Estate Funding: Jay Conner’s Comprehensive Private Money Tactics

***Guest Appearance

Credits to:

https://www.youtube.com/@Marketing-Boost-Solutions 

"Money Chases You: Real Estate Funding Secrets with Jay Conner"

https://www.youtube.com/watch?v=yure7pj9hZc

If you’re a real estate investor or dream of diving into property investing, one of the first hurdles you’ll face is finding the money to fund your deals. Traditionally, this means begging banks for loans or paying dearly for hard money lenders. But what if there was a smarter, safer, and more profitable way? That’s exactly the approach Jay Conner—dubbed "The Private Money Authority"—has perfected, and he recently shared his wisdom on the Marketing Boost Solutions Podcast with Captain Marco Torres.

For anyone involved in—or intrigued by—real estate, Jay’s journey, and innovative strategies are nothing short of eye-opening. In a small North Carolina town of just 40,000, he’s flipped over 500 homes and managed deals worth over $118 million. Even more impressively, he averages $82,000 in profit per transaction—all by leveraging private money instead of relying on traditional lenders.

Jay’s Turning Point: From Bank Rejection to Private Lending Pioneer

Jay’s story took a dramatic turn in 2009 when, like many investors in the wake of the financial crisis, his bank cut him off from credit—out of the blue and without warning. Staring at two deals about to collapse, Jay recalled the power of his network, asking himself: "Who do I know who can help me?" This led him to discover the concept of private money through a fellow investor and the renowned trainer Ron LeGrand.

Private money, Jay learned, is entirely different from the "hard money" most investors know. Hard money lenders are institutions that operate like banks, charging high interest rates, origination fees, strict underwriting, and requiring hefty down payments. Private money, on the other hand, comes from individuals—regular folks who want to earn a solid, secure return on their capital without the headaches of direct real estate investing.

How Private Money Works (and Why It’s a Game Changer)

With private money, Jay flipped the traditional model. Instead of the lender making the rules, Jay became his underwriter. He created a straightforward program: offer 8% interest, secured by a deed of trust or mortgage, without points or junk fees, and only borrow up to 75% of a property’s after-repair value. This minimizes risk for both parties and builds trust.

The most powerful part? Jay never asks for money directly. Instead, he educates potential private lenders—often people in his network or through business organizations like BNI (Business Networking International)—about the benefits and process of private lending. Once someone is interested and sets up a self-directed IRA or allocates other funds, Jay simply calls with the "good news": a deal is available that matches their investment profile. They send funds directly to the closing attorney, and the wheel turns.

The Benefits and the Bigger Picture

The advantages of private money ripple throughout the process. Deals close faster because there’s no lengthy bank approval. Borrowers (that’s you, the investor) make the rules and keep more of the profits, while investors enjoy a passive, predictable return on secured real estate. Once Jay implemented this model, his business didn’t just recover—it tripled. He has never missed a deal for lack of funding since.

Anyone—from local friends and business associates to existing private lenders found through specialized data feeds—can become a private lender. And while Jay’s system works wonders for single-family homes, the principles can apply to larger projects as well.

Ready to Learn More?

Jay Conner’s methods are a breath of fresh air for anyon