Private Money vs. Hard Money: A Better Way to Fund Real Estate Deals with Jay Conner

What happens when you've got real estate deals under contract and the bank suddenly shuts down your line of credit?

That's exactly what happened to Jay Conner in 2009.

In this episode of When Real Estate Gets Real, I sit down with Jay to talk about how that problem led him into the world of private money and completely changed the way he funded real estate deals.

Jay explains why he believes the worst time to raise private money is when you desperately need funding for a deal. Instead, his strategy starts much earlier: educate people, build relationships, explain the opportunity, and know where your funding can come from before the next property is under contract.

What You'll Learn
• How Jay transitioned from bank financing to private money
• How private money works in Jay's real estate business
• Private money vs. hard money
• Why Jay doesn't start by pitching individual deals
• The “indirect method” he uses to open private lender conversations
• Why education can be more effective than chasing capital
• How self-directed IRAs can be used in private lending
• Why investors should develop funding relationships before making offers
• The mindset new investors need when talking about money
• How confidence changes capital-raising conversations

Jay also explains how he raised $2.15 million in new funding after discovering private money and walks through the conversation that resulted in his first private lender wanting to put significant capital to work.

If uncertainty around funding has ever kept you from making an offer, this episode is worth hearing.

CHAPTERS
[00:00] — Meet Jay Conner: The Private Money Authority
[01:30] — How Jay Funded His First Real Estate Deals
[03:00] — When the Bank Shut Down His Credit Line
[05:00] — Discovering Private Money
[07:00] — Raising $2.15M Through Education
[09:30] — Private Money, Syndication & Asset-Backed Debt
[12:00] — The Indirect Method for Finding Private Lenders
[16:00] — Why You Shouldn't Raise Money When You Need It
[19:00] — Why “The Money Will Show Up” Is Bad Advice
[22:00] — Raising Private Money Through Educational Events
[25:00] — Private Money vs. Hard Money
[28:00] — Jay's Private Money Conference
[31:00] — The Mindset New Investors Need
[34:00] — How to Connect With Jay

CONNECT WITH JAY CONNER
Website: jayconner.com
Private Money Conference on October 7–9, 2026: jayconner.com/event

Get a chance to share your side of the story on When Real Estate Gets Real. Apply to be a guest: https://whenrealestategetsreal.com/podcast-booking

#privatemoney #realestateinvesting #realestatefunding #privatelending #realestateinvestor #capitalraising #realestatefinance