Скачать или смотреть How to Raise Private Money Without Begging or Pitching ft. Jay Conner

Hey, it’s Jordan Samuel Fleming — welcome back to That Real Estate Tech Guy! This week’s episode is a deep, practical dive into private money, and I’m joined by Jay Conner, one of the most respected educators in the space and someone who has raised millions of dollars for real estate deals without ever chasing banks or hard money lenders.

Jay breaks down private money in a way that removes the mystery, fear, and emotion that stops most investors from ever using it. We talk through when investors should start raising private money (hint: much earlier than most think), how to structure deals so lenders are protected, and why the math — not motivation — determines whether a deal works.

We also explore how AI and technology are beginning to support underwriting, deal analysis, and lender conversations — while still requiring human judgment and experience. If you’ve ever felt stuck because capital was the bottleneck, this episode will completely change how you think about funding your deals.

Episode Timeline & Highlights

[0:00] – Introducing Jay Conner and why private money changed everything for his business.
[1:40] – Why this episode focuses more on real estate fundamentals than pure tech.
[2:34] – Jay’s early years relying solely on banks — and the 2009 shift to private money.
[3:45] – Raising over $2M in less than 90 days without pitching deals.
[5:08] – When investors should start using private money (even beginners).
[5:47] – Why “get the deal and the money will show up” is terrible advice.
[6:09] – Raising money before you have a deal and why desperation kills trust.
[7:27] – Thinking of private money as a personal line of credit.
[8:04] – Why lenders want their money deployed and are waiting for your call.
[8:33] – Why private money works best for fix-and-flip and asset-backed deals.
[9:25] – Walking through a real flip example using private money.
[9:55] – Jay’s rule: never borrow more than 75% of ARV.
[10:20] – Why you should bring home a check when you buy the property.
[11:14] – The “double sanity check” that tells you if you’re overpaying.
[12:06] – Jay’s maximum allowable offer formula explained step by step.
[13:34] – Why math removes emotion from offers.
[14:39] – Adjusting formulas based on market price points.
[16:13] – Leveraging past success and partnerships when you’re new.
[18:29] – Why private money is asset-backed and protects lenders.
[21:31] – Why the SEC doesn’t regulate single-asset private money deals.
[22:59] – Jay’s Private Money Academy and how beginners get started.
[24:10] – Monthly coaching, deal reviews, and live Q&A for members.
[24:59] – Jay’s bestselling book Where to Get the Money explained.
[25:27] – Two free tickets to Jay’s live private money conference.
[27:00] – Where AI fits — and doesn’t fit — in deal analysis and underwriting.
[29:00] – Why blind trust in AI math can be dangerous.
[29:32] – Using AI to generate private lender scripts in your own voice.
[33:08] – AI voice agents, consistency, and seller trust.
[36:55] – Why consistency beats charisma every time.
[38:25] – How to claim Jay’s free resources and connect with him.

5 Key Takeaways

1. Raise the money before you need it. Private money works best when there’s no desperation.

2. Math beats emotion. If the numbers work, the deal works — period.

3. Private money is asset-backed. Lenders are protected by the property, not your promises.

4. Beginners can raise private money. Past success, partnerships, and integrity matter more than deal count.

5. AI supports experience — it doesn’t replace it. Use technology with guardrails, not blind trust.

Links & Resources

• Private Money Academy – First month free at jayconner.com/trial
• Free Book: Where to Get the Money – Autographed copy + 2 conference tickets: jayconner.com/book
• SmrtPhone – The only phone system built for real estate investors (5,000 free minutes)
• ThatRealEstateTechGuy.com – All episodes and exclusive tech discounts
Closing

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