***Guest Appearance

Credits to:

https://www.youtube.com/watch?v=HfJWsqaa-Ug

“How to Raise Private Money for Real Estate Investing | Jay Conner E33.”

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

If you’re a real estate investor—or aspiring to become one—you know that access to funding can make or break your deals. On the “Raising Private Money” episode with Jay Conner and Keith Andrews, listeners get an in-depth look at the strategies and mindset shifts that set successful investors apart, especially when it comes to raising private capital.

Understanding Private Money vs. Hard Money

Jay Conner, widely recognized as "The Private Money Authority," shares his journey in real estate since 2003 and the pivotal moment that led him away from traditional financing. Like many investors, Jay started by working with local banks and mortgage companies. But in 2009, when his trusted line of credit was abruptly revoked, he realized he needed a different approach.

That’s where private money entered his world. Jay distinguishes private money from hard money—something many investors confuse. Hard money typically comes from brokers who manage a fund and add origination fees and higher interest rates on top. Private money, on the other hand, is direct: it's a transaction between an investor and an individual lender, with no intermediary. This makes private money not only faster but also cheaper, as it eliminates costly fees.

Who Can Be a Private Money Lender?

According to Jay, nearly anyone can become a private money lender. His roster includes retired teachers, police officers, civil service workers, and even minors who have received inheritances. The core trait is having “lazy money”—capital or retirement funds sitting in low-yield accounts that could work harder elsewhere. By offering these individuals a secure way to earn a higher return, investors can build a robust network of private lenders.

Structuring Deals and Protecting Lenders

One of the significant concerns for both investors and lenders is security. Jay is clear: he never borrows unsecured funds, structuring each deal to protect the lender as much as a traditional bank would be protected. Each lender receives a promissory note and either a deed of trust or a mortgage, depending on the state. This gives them legal recourse should anything go wrong.

A typical arrangement might offer an 8% annual return, fully collateralized by the property as security. The lender is also named as mortgagee on the insurance policy and additional insured on the title insurance policy. In the rare event of an urgent need for liquidation, lenders can invoke a 90-day call option, allowing them to give notice and have their capital returned ahead of schedule. Jay’s thorough approach helps build trust and peace of mind with his private lenders.

Finding Private Lenders: Your Warm Market and Beyond

Jay emphasizes that most private lenders will come from your existing network—people you know from your local community, professional circles, and even your church or golf club. These are individuals who already trust you and may be unhappy with their current returns on savings or retirement accounts. For growth, it’s essential to expand your network, using groups like Business Networking International, SCORE, and local business organizations.

Another source of lenders is those already invested through self-directed IRA companies. Companies like these frequently host networking events where investors—who are already familiar with real estate lending—can connect with those seeking capital.

The Standard Deal: Keeping It Simple and Se

***Guest Appearance

Credits to:

https://www.youtube.com/watch?v=hQUXwHjkT-0&t=250s

“How to Raise Private Money for Real Estate Deals (w/ Jay Conner) [TJP Ep29].”

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

On a recent episode of the Raising Private Money podcast, real estate investing heavyweight Jay Conner sat down with Leo Young for a wide-ranging discussion about the critical art of raising private money. Their conversation illuminated not just the mechanics of private funding in real estate, but also the mindsets and systems that lead to sustainable, scalable success. Whether you’re a seasoned investor or just getting started, this episode offered a masterclass in funding strategy.

Transforming Obstacles into Opportunity

Jay Conner has built an impressive reputation over two decades, rehabbing over 500 homes and transacting more than $100 million in deals. But his journey took a pivotal turn after the 2008 financial crash, when traditional banks pulled his credit lines, and he was forced to rethink his approach. This adversity led him to discover the power of private money—a strategy that allowed him, within just 90 days, to raise over $2 million in new capital, entirely free from the restrictions and demands of banks or credit.

For Jay, the transition to private money wasn’t just about survival; it became the defining catalyst for his long-term business growth and transformed the way he looked at real estate investing as a whole. He attributes his ability to consistently close deals—never missing out for lack of funds—to building and nurturing relationships with private lenders.

Debunking the Myth: "The Money Will Show Up"

A recurring theme in the conversation was Jay’s frustration with the tired real estate trope that if you lock down a good deal, the money will magically appear. Both Jay and Leo agreed that this advice is not only unhelpful but also sets up new investors for unnecessary stress. Instead, Jay advocates for flipping this narrative: get the capital lined up before you hunt for deals. This approach gives investors confidence, negotiating power, and the ability to make offers rapidly, which is crucial in competitive markets.

There’s more capital available—especially post-2020—than there are viable real estate deals. That means investors who proactively build relationships with private lenders hold a significant edge.

A Mindset Shift: From Borrower to Opportunity Provider

Jay discussed the crucial mental shift he made—and now teaches others—which is moving from a mentality of “asking for a loan” to “offering an opportunity.” For most people, the default is to assume that the person with the money makes all the rules. Jay turned this on its head by taking control: setting terms, acting as his own underwriter, and educating potential private lenders about the benefits and security they receive by investing in his projects.

He views his role as more of a teacher than a beggar or persuader. Most of his 47 private lenders didn’t even know what private lending was until he introduced them to the concept. His approach is methodical and based on service—helping regular people put their “lazy money” (funds sitting idle) to work at attractive, secured returns.

Separation of Offer and Deal

A key nuance in Jay's approach is the importance of separating the conversation about the general private lending opportunity from discussing specific deals. He recommends educating potential lenders about the overall offering first. Once they’re on board, only then does he bring them individual deals that meet strict criteria—never asking them outr

In a candid and eye-opening episode of the “Raising Private Money” podcast, Jay Conner welcomes Carter Lane, CEO and founding partner of Unified Wealth, to share powerful insights about self-directed IRAs and why they’re a vital tool for anyone seeking true control over their financial future.

For too long, conventional wisdom about retirement has convinced everyday investors that Wall Street knows best. Most Americans place their faith—and life savings—in traditional vehicles like IRAs and 401(k)s, trusting that stock market growth and a menu of mutual funds will be enough to secure a comfortable retirement. But Jay and Carter challenge this narrative head-on, urging listeners to rethink the risks and question who really benefits from the status quo.

Carter Lane brings more than two decades of real estate and private investing experience to the conversation, but his passion for this mission is deeply personal. After witnessing his own mother lose her retirement savings in the financial crash of 2008, Carter made it his mission to protect others from a similar fate. He has since helped thousands of investors move more than $100 million into self-directed retirement accounts, empowering them to invest in what they understand—like real estate, private lending, and other tangible assets.

Jay Conner reflects on his own journey, explaining how the 2008–2009 banking crisis abruptly cut off his access to traditional financing. This forced him to uncover the world of private money and, more importantly, the unique advantages of self-directed IRA companies. These experiences frame the day’s discussion: What exactly are self-directed IRAs, and why are they an essential tool for anyone who wants to build wealth outside Wall Street?

Carter lays out the basics for those new to the concept. A self-directed IRA is a qualified retirement plan—just like a traditional IRA or 401(k)—but with an important difference: The account holder is in control. Instead of being limited to a strict list of stock-based investments, individuals can roll existing retirement funds into a self-directed IRA and invest in a much broader range of assets, such as real estate, private notes, and more. This control allows for greater diversification and returns, all while maintaining the same tax-advantaged status as conventional accounts.

The podcast discusses why so few people know about these options. As Carter explains, the self-directed IRA has actually been part of the tax code since the 1970s, but large brokerage firms and financial advisory businesses have little incentive to promote it. Traditional custodians don’t profit when their customers move funds into self-directed accounts, so they rarely educate their clients about them. Jay observes that most investors, even savvy real estate professionals, only discover self-directed IRAs when someone takes the time to educate them about private lending.

The conversation makes it clear that relying exclusively on Wall Street comes with hidden costs. Not only do investors give up control, but they are also subject to significant management fees, which Carter points out can erase as much as 63% of total gains over the life of an account. More importantly, market swings beyond an individual’s control can destroy carefully built savings overnight.

Transitioning to a self-directed IRA, however, is remarkably straightforward. Carter Lane’s firm helps clients roll over funds from other retirement plans—whether an old 401(k) or a traditional IRA—into a new account that’s attached to a checking account, providing what he calls “checkbook control.” This means clients have direct access to their funds for investing, without middleman approval or extra fees. The only IRS limitations are investments in collectibles and life insurance, leaving investors free to pursue real estate, notes, or any asset they believe in.

For high-level real estate investors and business owners, Carte