***Guest Appearance
Credits to:
https://www.youtube.com/@GRIDInvestor
“Ep #33 Jay Conner —Where To Find The Money: How To Fund Your Deals Using Private Money”
https://www.youtube.com/watch?v=ZVigcl05thY
When most people first consider real estate investing, one of their greatest fears is how they’ll fund their deals. Banks and hard money lenders seem like the obvious go-to, but what happens when those sources dry up, as they once did for Jay Conner? The answer, as Jay Conner discovered, is private money—and embracing it doesn’t just solve a financing problem, it can dramatically accelerate business growth.
Early Days and the Banking Roadblock
Jay Conner didn’t start his career in the realm of single-family rehabs. Raised in the manufactured homes business, he was surrounded by affordable housing from a young age. But when financing for mobile homes disappeared in the early 2000s, the transition to single-family investment was a natural next step. Going full-time in 2003, Jay Conner began as many do, relying entirely on traditional banks and mortgage companies for funding his rehab deals. This process seemed rock-solid—until the financial crisis of 2008 hit.
Suddenly, with deals under contract, Jay Conner found his bank had shut down his lines of credit overnight. He was left with deals he couldn’t close, earnest money at risk, and no warning. This kind of scenario is exactly what keeps new investors awake at night.
Discovering the Power of Private Money
Rather than give up, Jay Conner made a choice to pivot—and it changed his life. Asking the right questions, he turned to a friend and learned about a new world: private lending. Unlike banks, private money involves borrowing from individuals—those with investment capital or retirement funds, people you may already know through your own network.
Rather than applying for money, Jay Conner began to teach people what private lending was and how they could earn secure, above-average returns. This education-first approach put him in a position of offering opportunity, not asking for a favor. Within less than three months, Jay Conner raised over two million dollars—enough to fund his deals and more.
Why Private Money is a Real Estate Gamechanger
For Jay Conner, private money isn’t just about having cash to close. It fundamentally shifts who controls the transaction. When working with banks, you’re subject to their rules, rates, timelines, and risk tolerances. With private money, you set the terms: interest rates, note lengths, and payment schedules. Your credit score becomes irrelevant, and approvals aren’t based on a rigid box of qualifications.
This flexibility means Jay Conner can offer to close deals in as little as seven days—a huge competitive advantage when negotiating with sellers, especially those in distress or dealing with off-market properties. Because private money doesn’t limit the amount of capital available or the number of deals that can be funded, Jay Conner hasn’t missed out on a deal for lack of funds since early 2009. In fact, his business tripled in volume right after making the transition.
The structure is also attractive for lenders. Their money is secured by real estate and is typically only loaned out up to 75% of the after-repaired value of the property, leaving a healthy equity cushion. In the unlikely event of a default, the lender’s position is protected and, in many cases, they would recoup their investment plus a profit.
Building a Network of Private Lenders
How does one attract private lenders? Jay Conner’s method revolves around education and transparency. He hosts private lender luncheons, Zoom presentations, and ope
