***Guest Appearance
Credits to:
https://www.youtube.com/@HuttyBuddy
“Unlocking Private Money in Real Estate: A Deep Dive with Jay Conner”
https://www.youtube.com/watch?v=sodvbLMRnkI
In today’s highly competitive real estate market, one question continues to baffle both new and experienced investors: Where do you obtain the funds to consistently finance deals—especially when banks and traditional lenders pull back? For Jay Conner, famously known as “The Private Money Authority,” the answer is both simple and revolutionary: private money.
On a recent episode of Kevin Hutty’s show, Jay shared his captivating journey from banking dependency to raising over $8.5 million in private money, plus practical tips for anyone eager to break free from the whims of institutions. If you’ve ever dreamed of funding your real estate deals without begging banks or battling red tape, Jay’s story offers both inspiration and a blueprint for success.
The Turning Point: From Bank Cutoff to Opportunity
Jay started as most do—relying on banks, jumping through hoops, and feeling at their mercy. All that changed in 2009. In the aftermath of the financial crisis, his trusted banker abruptly cut off his line of credit, despite years of flawless payment history and a stellar credit score. The common advice that every problem is an opportunity felt trite—until Jay turned it into one.
Instead of resorting to panic, Jay asked himself, “Who do I know that can help fix my problem?” This led him to a friend already using private money. That friend introduced him to the world of self-directed IRAs and private lending—individuals who invest their own capital or retirement savings in real estate, outside of Wall Street’s volatility.
The Mindset Shift: You’re Offering an Opportunity
Jay’s approach to private money is refreshingly different. Forget the clichés of begging, selling, or pitching deals. The real key is education. Jay explains, “Own the real estate between your ears.” Shift your mindset from supplicant to opportunity provider. You’re not asking for money—you’re offering an exclusive investment.
The process starts by separating teaching from asking. He shares the “good news” phone call script with would-be lenders—never pitching a deal, but rather informing them of an opportunity their funds are suited for. This transparency and respect for the lender’s position have enabled Jay to build a network of 47 private lenders, none of whom had even heard of private lending before he educated them.
How Private Money Works in Practice
Skeptics may wonder: “Is it possible to buy property without any of your own money?”
Jay lays out a crystal-clear example:
Consider a home with an after-repair value (ARV) of $200,000. Suppose the purchase price is $100,000, and the rehab will cost $35,000. Jay borrows 75% of ARV ($150,000) from a private lender. At the closing table, $100,000 goes to the seller, $35,000 covers rehab, and Jay walks away with a $15,000 buffer—for carrying costs or as a cushion—without ever dipping into his funds. When the house sells for its full value, everyone profits, and the investor’s cash flow remains strong.
Systematizing and Scaling with Technology
Today, Jay spends less than 10 hours a week on his business, thanks to smart automation and delegation. His CRM automatically follows up with leads; AI tools send timely texts; his acquisitionist manages seller conversations and negotiations; and detailed processes ensure he only focuses on value-add decisions. This frees up more time to scale, strategize, and, as he puts it, “lead with a servant’s heart.”
Key Takeaways for Aspiring Investors
- Mindset is everything: You’re not begging—you’re presenting an opportunity.
- Separate education from selling: Teach your network about private lending before ever presenting a deal.
- Stick to the math: Emotions don’t belong in the decision-making process.
- Automate and delegate: Use technology and team members to streamline operations.
- Invest in mentorship: Don’t do it alone—find a coach or community to accelerate your learning.
Jay Conner’s journey is proof that losing a bank line of credit is not the end—it might just be the breakthrough you need to build a real estate business funded on your terms.
10 Discussion Questions from this Episode:
- Jay Conner describes himself as the “Private Money Authority.” What does he mean by “private money,” and how does it differ from hard money or bank lending?
- After the 2008 financial crisis, Jay’s bank cut him off. How did this setback influence the way he does business today, and what key lesson did he learn from that experience?
- Jay emphasizes “never asking for money” when raising private funds. What specific strategies or scripts does he use to accomplish this, and why does he believe desperation should be avoided?
- How does Jay separate the process of teaching potential lenders about his program from actually presenting them with a deal, and why does he believe this is crucial for success?
- Can you discuss the importance of mindset in raising private money, according to Jay? How does he advise new investors to approach private capital with the right attitude?
- What are some of the main ways Jay and his team find motivated seller leads in the current market? How has technology and AI influenced this process recently?
- Jay explains how he’s often able to get a “big check” at closing by borrowing up to 75% of the after-repair value. What are the pros and cons of this approach for both the investor and the private lender?
- In the episode, Jay shares an example of getting his first $250,000 private loan without pitching for money. What methods did he use, and how can other investors apply this approach in their networks?
- Jay attributes much of his success to building a system that automates and delegates key tasks, including using a CRM and leveraging AI-driven lead management. How can automation free up an investor’s time, and what potential pitfalls should be considered?
- Throughout the conversation, Jay stresses the value of having a mentor and participating in mastermind groups. What benefits does he see in surrounding yourself with experienced people, and how has this approach paid off in his journey?
Fun facts that were revealed in the episode:
- Jay Conner Never “Asks” for Money
Jay Conner’s unique approach to raising private money involves never directly asking people for funds. Instead, he simply teaches people about his program and lets them express interest. His very first private lender offered $250,000 without Jay ever making a “pitch!” - Bringing Home a Check When Buying Houses
With his private money system, Jay often brings home a sizeable check at closing—sometimes tens of thousands of dollars—without using any of his own money. This is because he borrows up to 75% of a home’s after-repair value, gets all funds upfront, and even covers renovation costs and more, right from the closing table. - Business Run in Under 10 Hours a Week
Jay has automated his real estate business so efficiently—with the help of software, a dedicated acquisitionist, and even AI—that he now runs his real estate operation on less than 10 hours of work per week. Yet, he still averages over $82,000 in profit per deal!
Timestamps:
00:01 Investing Shift: From Banks to Freedom
05:56 Discovering Private Money Solutions
08:39 Non-Desperate Lending Pitch Strategy
11:39 Why You Want to Fund
15:38 Servant Leadership in Real Estate
18:09 Buying Distressed Property Profitably
23:36 Unplanned $250K Church Conversation
25:26 Real Estate Investment Pitch Conversation
29:12 Flexible 90-Day Call Option
30:41 Failed Condo Flip Regret
34:01 Real Estate: Math-Driven Purchasing Approach
39:22 Concise Private Money Conversation Tips
43:47 Automated Lead Response System
45:30 Automated Real Estate Lead Review
50:25 Free Book & Conference Offer
51:11 Raising Private Money Podcast
Connect With Jay Conner:
Private Money Academy Conference:
Free Report:
https://www.jayconner.com/MoneyReport
Join the Private Money Academy:
https://www.JayConner.com/trial/
Have you read Jay’s new book, Where to Get the Money Now?
It is available FREE (all you pay is the shipping and handling) at https://www.JayConner.com/Book
What is Private Money? Real Estate Investing with Jay Conner
http://www.JayConner.com/MoneyPodcast
Jay Conner is a proven real estate investment leader. Without using his own money or credit, Jay maximizes creative methods to buy and sell properties with profits averaging $67,000 per deal.
#RealEstate #RealEstateInvesting #RealEstateInvestingForBeginners #Foreclosures #FlippingHouses #PrivateMoney #RaisingPrivateMoney #JayConner
YouTube Channel
https://www.youtube.com/c/RealEstateInvestingWithJayConner
Apple Podcast:
Facebook:
https://www.facebook.com/jay.conner.marketing
Twitter:
https://twitter.com/JayConner01
Pinterest:
https://www.pinterest.com/JConner_PrivateMoneyAuthority
Adapting to Market Disruptions: Strategies for Long-Term Success in Real Estate Funding
Narrator [00:00:01]:
If you’re a real estate investor and are wondering how to raise and leverage private money to make more profit on every deal, then you’re in the right place. On raising private money. We’ll speak with new and seasoned investors to dissect their deals and extract the best tips and strategies to help you get the money. Because the money comes first. Now, here’s your host, Jay Conner.
Jay Conner [00:00:37]:
Well, Kevin, I want to thank you so much for inviting me to come along and be here on your show. Talk about my favorite topic, something I’m very passionate about, and that’s private money. And the reason I’m so passionate about it is because private money and private lending have had more of an impact on my real estate investing business ever since I started in 2003 than any other strategy that I have employed. So I’m known now as the Private Money Authority. I started sharing and teaching other real estate investors how I go about raising private money. And I’m passionate about that, too. Passionate about sharing and teaching with other real estate investors how to get all the money you’d ever want and funding for your real estate deals without ever asking for money. And of course, here in the show, we’ll talk about that.
Jay Conner [00:01:33]:
How in the world do I have eight and a half million dollars that I just use from project to project to project, single-family houses, without ever asking anybody for money? So, yes, Kevin, I’m excited to be here.
Kevin Hutty [00:01:46]:
That’s awesome. That was a great introduction. I love that there’s so much value you’re bringing. I can’t wait to get into the questions. So I’m just going to jump right in if you don’t mind.
Jay Conner [00:01:54]:
All right, let’s jump.
Kevin Hutty [00:01:56]:
Awesome. Thank you, Jay. So let’s rewind to 08. 2008. Your banker cut you off after the crash. What was going through your mind at the moment, and how did that challenge ultimately shift the way you do business today?
Jay Conner [00:02:11]:
Man, Kevin, I remember it like it was yesterday, January 2009. So my wife Carol Joy and I started investing in single-family houses full-time here in eastern North Carolina in 2003. And for the first six years, Kevin, the only thing I knew to do to get my deals funded was to go to the local bank, get on my hands and knees, and say, Please fund my deal and show my financial statements. And, you know, they made me pull my skirt up and show my assets, pull a credit score. And, you know, that process worked out okay. It wasn’t great, but it got my deals funded. Well, everything changed in January of 2009. I was sitting here at my desk. You know, I know it’s hard for you to believe, Kevin, we still have handsets and cords here in North Carolina that are actually.
Jay Conner [00:03:04]:
Yeah, they’re attached. Wow. To a telephone. Anyway, that’s crazy. So I was sitting here. I had two houses under contract to purchase. And so I called him a banker. His name was Steve.
Jay Conner [00:03:17]:
And Steve and I had had this conversation many, many times, you know, talking about deals that he was going to fund, and he had funded a bunch of deals. Anyway, during that conversation, Kevin, I learned that the bank had closed my line of credit. So. So, Steve, I told him about the deals. He said, Jay, I’m sorry. Up into the banks. Close your line of credit. I said, Steve, what in the world are you telling me? Has the bank closed my line of credit? I got a great credit score.
Jay Conner [00:03:44]:
I’ve never been late on payments with you and your bank for now six years. Why are you closing my line of credit? He said, Jay, don’t you know there’s a global financial crisis going on right now? I said, No, but you just gave me a global financial crisis. I don’t have a way to fund my deals. He says, Sorry, we’re not loaning money to real estate investors. And of course, that was the thing that was going on with the global crash during that time. Well, you asked me, Kevin, what I was thinking when that happened? So I hung on the phone, I sat here and, Kevin, I want to share with you and your audience a very powerful question that I asked myself as I sat here at this desk after that conversation. And I’m telling you, this question will help anybody in your audience fix any problem they’ve got going on in their life. I don’t care if that problem is financial health, relationships, career, or in any manner.
Jay Conner [00:04:47]:
And by the way, Kevin, these people are running around. Everybody’s saying, Oh, every problem’s an opportunity. I want to throw up. I want to be the Kool-Aid guy who runs into the brick wall. I didn’t have an opportunity. I had a problem. Let’s face the facts now. The problem did become an opportunity, because if it hadn’t been for that problem, you and I wouldn’t even be visiting today here on your show.
Jay Conner [00:05:10]:
But at the moment, it’s a problem that’s got to be fixed.
Kevin Hutty [00:05:14]:
Sure.
Jay Conner [00:05:14]:
So here’s the question I asked myself. I said, Jay, who do you know that can help fix your problem? And when I asked myself that question, I immediately thought of Jeff Blankenship. Dear Friend of mine and Carol Joyce. We know each other through gospel a cappella singing events. And so Jeff was investing in single-family houses in Greensboro, North Carolina, at the time. So I called him up and I told him what had just happened with my banker and getting cut off. He immediately said, Well. He said, Jay, welcome to the club.
Jay Conner [00:05:56]:
I said What club is that? that I’m not sure I want to be a member of? He said, Well, that’s the club of having your banker shut you off. He said my bank shut me down last week. I said, Well, Jeff, how are you going to fund your real estate deals? He saiWellell, have you ever heard of private money? I said no, I’ve never heard of private money. He said, Have you ever heard of self-directed IRA companies or third-party custodians that will allow individuals to move retirement funds over to their company, and then they can lend that money out to us real estate investors, nd the interest we pay them is either tax-free or tax deferred. I said, Jeff, I don’t have a clue what you’re talking about. And he, and I, said what’s private money? He says, well th ere’s this gentleman down in Jacksonville, Florida, by the name of Ron LeGrand, and he says he can teach us about private money. And I said, well, what’s private money? He says I don’t know. But Ron says we can get a lot of it.
Jay Conner [00:06:57]:
And I saiWellll let’s go to his seminar. So that was my very first real estate investing seminar. I’d been in this business for six years and had never been to a seminar. So I went to Ron LeGrand’s seminar to learn about private money. And I did. I learned what private money is. Which b, by the way, when I say private money, I’m not talking hard money or hard money lending, I’m not talking about any kind of institutional money. I’m talking about doing business with individuals, human beings.
Jay Conner [00:07:29]:
It’s like you and me that loans us money on our real estate deals, either from their investment capital or their retirement accounts. So I learned about it and I put my program together that I was going to go about teaching people in my network, people I go to church with, people in the Rotary Club, people in Business Networking International. And you know what’s interesting, Kevin? Today, I’ve got 47 private lenders investing in our deals, and not one of these 47 people has ever heard of private money, private lending, or self-directed IRA accounts until I did the following. Until I put on my teacher hatwh ich had private money. Teacher?
Kevin Hutty [00:08:17]:
Yes.
Jay Conner [00:08:18]:
And I just started teaching people in my network what private money is. The program I’ve got, the interest rate that I’ll pay on deals and etona. And here’s the interesting thing, you see, desperation has got a smell to it. There’s a writer downer that desperation’s got a smell to it.
Kevin Hutty [00:08:38]:
It sure does.
Jay Conner [00:08:39]:
And what I mean by that is here’s part of the secret sauce. When talking to a new potential private lender in your network and sharing with them what it is and how you pay high rates, you know, high rates of return, if you bring up a deal that you need funded, in that initial conversation, you already sound desperate without even trying to sound desperate. And so part of the secret sauce, how I raise all this money without ever asking for money. Here’s the secret. I separate the conversations between teaching the program and what the interest rate is and how they can get their money back in case of an emergency, et cetera, and then having a deal for them to fund. So if I can take another minute, a nd I’ll turn it back to you, Kevin, let me share. Let me share the exact script that I say to my private lenders when it’s time for a deal to get funded without me ever asking for money. So, Kevin, let’s say you’re one of my new private lenders.
Jay Conner [00:09:46]:
I’ve taught you the program, you know the interest rate, you’re all excited about it, and let’s say that you had, hypothetically, $150,000 in a 4401 (k)at a previous employer, and you didn’t like the performance,, and you’re sick and tired of the volatility of the stock market. So I talked to you about SSelf-DirectedIRAs IRAs. And so I introduced you to the SSelf-DirectedIRA IRA company that I recommend. And you move that $150,000 over to the Self Directed IRA company with no penalty, no tax effect, you just moved it over. So now you can truly self-direct that investment. So I told you once that money got moved over, I was going to give you a call and put your money to work just as soon as possible. So you see how we’re separating conversations and the activity of teaching the program. They’ve told you how much they’ve got to invest d then having a deal for them to fund.
Jay Conner [00:10:41]:
So you moved your money over. You’re waiting for me to put your money to work. Here’s the exact script. I call this the good news phone call. The good news phone call. So I call you up, you answer the phone, we have a little chit chat, and here’s the exact script I said. Kevin, I’ve got great news for you. I can now put your money to work.
Jay Conner [00:11:03]:
I’ve got a house under contract in Newport that’s got an after-repaired value of $200,000. Now the funding required for this deal is 150,000. I know that matches up to the funds you’ve got in the self-directed IRA account. Closing is going to be next Wednesday. So I’ll need to wire your funds to my real estate attorney’s trust account by next Tuesday. And then we will close on Wednesday. I’m going to have my real estate attorney email you the wiring instructions. That’s the end of the conversation.
Jay Conner [00:11:39]:
Let’s unpack what I just did. Number one, the most stupid question to ask you would be, Do you want to fund the deal? Of course, you want to fund the deal? Yeah, for three reasons. Three big reasons. You want to fund this deal without me even asking you if you want to. Number one, you’ve moved your money over and you trusted me and you moved your money over to the self-directed IRA company and you’re. And you’re counting on me to put your money to work because I told you I would. So number one, you’re looking for me to put your money to work. Number two, you’re not making any money until I put your money to work.
Jay Conner [00:12:22]:
And number three, you know I’m not going to bring you a deal to fund unless it matches the criteria of the program that I already taught you. You already know the maximum loan-to-value is 75% of the after-repair value. Well, I told you that in the script. I told you I got a house under contract in Newport with an after-repair value of $200,000. Funding requires 150,000 matches up to what you got. That’s 75% of the after-repair value. Now, just as a side note, my maximum value is not 75% of the purchase price. 75% of the after-repair value.
Jay Conner [00:12:59]:
So that’s why I’m always able to bring home a big check when I buy without taking any of my own money to the closing table. I mean, the question is, who wants to get paid to buy houses, right? We all do. Well, I never have to take any money to the closing today. Well, that’s one big reason. I love private money. But anyway, that’s the script as to how to get your deal funded without ever asking for money. And again, it’s by separating teaching and offering the opportunity, and then having a deal to fund. You know, the traditional way to borrow money is you go to the mortgage company or the hard money lender.
Jay Conner [00:13:37]:
We’re not talking hard money here. Private money is just a one-on-one transaction between you and the private lender. And you know, one thing you got, you know, one. One question I get all the time, Kevin, from real estate investors is, How do I get. What’s the first thing I need to do to start raising private money? And I tell them, the first thing you need to do is own the real estate between your ears.
Kevin Hutty [00:14:01]:
Yeah.
Jay Conner [00:14:01]:
In other words, get your mindset right. And the mindset you’ve got to have is there’s no begging, no pleading, no selling, no chasing. Instead of applying for a mortgage, for goodness, you’re already approved. You’re already approved. Instead of applying for a mortgage, you’re offering an opportunity and a mortgage.
Kevin Hutty [00:14:22]:
I like that. And it’s quick. You said like when you make that call, you’re closing on Wednesday or like that’s like, you know, within a week. Like, is it that fast? All the time.
Jay Conner [00:14:34]:
All the time.
Kevin Hutty [00:14:35]:
Yeah. Yeah, that’s. That’s awesome.
Jay Conner [00:14:37]:
Sometimes I close in three days, and, you know, time kills deals. What I mean by that is the more time that goes by between talking with a motivated seller of a property and then actually closing on that deal, all things that can go wrong a lot. So I want to. I want to close on it now.
Kevin Hutty [00:14:57]:
Yeah. How do you find those properties? Is it you that are going out to look for those motivated sellers?
Jay Conner [00:15:03]:
Right. So how do we find motivated sellers? Well, I can tell you what we don’t find.
Kevin Hutty [00:15:08]:
Okay, that’s cool.
Jay Conner [00:15:09]:
We don’t find them in the multiple listing service. I have had property out of the multiple listing service since COVID, I mean, it’s been over five years. So how do we find them? Well, there are a number of different ways. First of all, we direct mail every pre-foreclosure in our market. So we offer solutions to people who are facing foreclosure. And that’s a whole nother conversation. But it’s not about taking advantage of people. It’s alternate.
Jay Conner [00:15:38]:
It’s all about leading with a servant’s heart and putting money in their pocket, even when they’ll sell to us for what they owe. So we direct mail to all foreclosures, and we direct mail to properties that are inherited. So inherited properties. And then we have seven different vendors that give us what’s called Google pay per lead. Google Pay-per-lead. So these are people who are going on Google searching for someone to buy their house quickly, and it’s in is condition. We do outbound phone calling to the list. We do other direct mail campaigns.
Jay Conner [00:16:15]:
We just started using a brand new service. It’s the very first AAI-driven-for-dollars service that provides. They got 16 different points, visual points on a property. So from Google Earth and Google Maps, AI can determine what degree of distress that the property has. So we are just starting to direct mail to that list. So those are the main, those are the main ways that we find it.
Kevin Hutty [00:16:46]:
I love it. I love it. All right, well, man, so cool. I loved it. I want to dig mdeeperbut there’ll be towards the end about the AI and technology and stuff because I’m really into that stuff. So we’ll, we’ll. I have one towards the end, though, for you. So, you talk about buying property without using any of your own money. For those skeptical, skeptical listeners, how does that work in practice?
Jay Conner [00:17:14]:
Sure. So let me give a specific example of not using your own money. IIt’seven better than that. As I said a second ago, you bring home a big check when you buy. So the best way to explain this is to give an example. So let’s use the same example of the property that I was using in the script to get the deal funded by you, the private lender. So let’s say you’ve got a property with an after-repaired value of 200,000. Now, bear in mind, I know in Sacramento, California, you can’t even get an outhouse for $200,000.
Jay Conner [00:17:47]:
And I don’t know, Kevin, you’re so young, you may not even know what an outhouse is. But anyway, you can’t even get an outdoor toilet for $200,000.
Kevin Hutty [00:17:56]:
Yeah, it’s rough.
Jay Conner [00:17:58]:
But anyway, for easy calculations, here’s our j. Here’s just add a couple of zeros and decimals to this example, and you’ll be in California.
Kevin Hutty [00:18:09]:
Sure.
Jay Conner [00:18:09]:
So if you got a property that you’re going to buy and it’s got an after repaired value of $200,000, if it’s distressed, which most of the properties I buy are distressed, then I’ll buy that house all day long for less than 50% of the after repair value because it’s in some type of distress. So but let’s make it make, let’s make the math easy. Let’s say I’m buying it for $100,000. 50% of the after rafter-repair value of 200. Well, that property might need 30,000, $35,000 in renovation rehab. So I bought it for 100. It’s going to need renovation of 35, let’s say, and the after-repaired value is 200. Now, back to our example.
Jay Conner [00:19:02]:
I can borrow up to 75% of the after-repair value when I purchase. So when I go to the closing table, the private lender is going to wire in to the closing agent, mwhich ight be a title company, real estate attorneys here in North Carolina. So they’re going to wire to the closing $150,000. You see, this is private money. There are no draws. We’re getting all the money up front that were borrowed. So 150,000 is wired into the closing agent. So now we go to the closing table.
Jay Conner [00:19:38]:
So I go to close. There’s $150,000 sitting there to fund the deal. $100,000 of that money is going to go to the seller of the property. Combine it for 100. Now that leaves $50,000 sitting there, which my real estate attorney calls on her check stub, excess cash to close. And I love me some excess cash. So we close the deal. Now I’m going to get a check from my real estate attorney for $50,000.
Jay Conner [00:20:14]:
I took no money to the closing table, less a little bit for closing costs. So I might get a $49,000 check. And I would take that $49,000, put it in my checkbook. And now I’m going to spend 35,000 of that 49,000 on the renovation. Now, I still have extra money left. Over $14,000 is left over that I can use for carrying costs. I use it any way I want to. I can go on a trip, have a nice weekend if I want to, or if I’m making monthly payments to my private lender, interest checks, which sometimes I do.
Jay Conner [00:20:52]:
Sometimes I just let the interest accrue. But if I’m making interest checks to my private lender, whose money am I using to make their interest checks? Their money. So let’s start. And now let’s stop and think about this. If I were accruing interest, for goodness’ sake, I would buy the property. I take no money to the closing table. I bring home a $50,000 check. I’m making no interest payments.
Jay Conner [00:21:21]:
I’m going to use 35 of them for renovations and have 14,000 left over. Hey, look. And then I got to sell it for cash out. Well, let’s say I sell it for 200,000. I still owe my private lender 150,000 because I’m not paying Principal and interest payments. I’m just accruing the interest or making interest-only payments, which is a win for them and a win for me. It’s a win for them because they make more money. After all, they’re keeping all of their principal invested until I cash out the property. It’s a win for me if I’m making payments because that’s lower monthly payments when it’s interest only.
Jay Conner [00:21:57]:
And so then I, I sell it for 200. I still owe the private lender 150. So now the only thing coming out of that 200 is, say, I got a realtor commission, which would be $10,000. I paid 5%, so l little bit of carrying cost. I got 40,000 when I sold out. I had 14 or 15 when I bought it. That’s $50,000 between the front end and the back end of that deal. All funded with private money.
Jay Conner [00:22:26]:
My land gets me excited.
Kevin Hutty [00:22:28]:
Just in one deal, one day, just in one property. Yeah.
Jay Conner [00:22:31]:
Yeah.
Kevin Hutty [00:22:31]:
That’s awesome. Yeah, I love that. That’s huge. And on the front and the back end. So you can, so you, you’re making interest-only loan or payments. Is that typically a good idea for someone who’s making a loan to a bank, or you know, payments to a bank? Like, usually that’s a lot, the best idea. But it sounds like when it’s, you’re doing this as like an investment rollover type of thing that like it’s a win win like you’re talking about for both sides, because it’s a lower payment for you. And then their investments still have their full interest, in the amount of interest is still in the property.
Kevin Hutty [00:23:15]:
So that’s pretty cool.
Jay Conner [00:23:16]:
Yeah. That’s the reason I do it, is it, it makes them more money and it helps my cash flow.
Kevin Hutty [00:23:22]:
I like that. Very cool. And so your first private money conversation resulted in 250k. What did you say in that pitch, and what made it so effective? Was it the same one that you just gave us?
Jay Conner [00:23:36]:
No, very different. And I ain’t done a pitch. So how in the world did I get $250,000 in the very first conversation? Well, here’s how it happened. It was on a Wednesday night at Bible study here in Mortgage City at the Church of Christ. And Carol, Joy, and I went there; we’d been members of the church for a while, nd I walked in. Now this was after I’d been cut off from the bank, but I put my program together as to what I was going to teach potential private Lenders. And so I walked into the foyer, and there was a gentleman there by the name of Wayne. And I walked up to Wayne and I said, Wayne, I got something I want to visit with you about confidentially after Bible study night.
Jay Conner [00:24:22]:
Have you got a few minutes? WCanget together? He said, Sure So we had Bible study, we got together, and we went down to the nursery and shut the door. Here’s exactly what I said to Wayne. I said, Wayne, you know everybody in this town. And he did. He was the Zenith Television dealer in Morehead City, North Carolina. Now, Kevin, I know you don’t know what or who the Zenith is. What Is You do?
Kevin Hutty [00:24:50]:
I do. I know. Like I’ve never actually seen or like I just know of them. Yes. Wow.
Jay Conner [00:24:57]:
Because if you’ve never heard of it, that means you’re too young to remember life before Walmart came to town. And that’s where you buy your TVs. Anyway, you bought it. You bought your TV from the Zenith dealer. They would finance it for you, and they would repair it instead of you throwing it in the trash and going and buying another one like you do today. Anyway, Wayne had put a TV in everybody’s house. He put a TV in a hospital room in the hospital. He was totally plugged in with a Rotary Club.
Jay Conner [00:25:26]:
So anyway, I said, Wayne, you know everybody in this town. And here comes the magic phrase. I said, Wayne, I need your help. I said, you see, I have now opened up my real estate investing business by referral only, and I’m now paying insane high rates of return to my investors. When you run across somebody who’s complaining about the low interest rates and CDs in the local bank and the volatility of the stock market, would you refer them to me, a nd I’ll tell them about my program? What do you think? Wayne said? Wayne says, Well now, brother J, what you got going on there? And I said, Well, what do you mean? He says, Well, what kind of rate are you paying? And I said, Well, Wayne, are you saying you might be interested? He said, Well, I might be interested. I said, Why would you be interested? He said, Well, only making 3% in the local bank, and we’re losing money in the stock market. What kind of rate are you paying? And I said, well, that sort of depends on the deal. What sounds high to you? And he said, well, making 3% in the bank, I don’t know, maybe 5 or 6%.
Jay Conner [00:26:41]:
And I said, Wayne, I can’t pay you 5 or 6%, but I can pay you 8%. He said, Put me down for $250,000. So the next day I went to his and his wife’s home, and over two cups of coffee, I explained the entire program. Maximum loan to value, how you can get your money back early in case of an emergency, the interest rate that I’m going to pay, which by the way was 8% and still I, the length of the note, the frequency of payments. And I had on my teacher hat, right, right, I had on my teacher hat. So I was thinking of the program with no deals associated with he conversation. And after two cups of coffee, that $250,000 became $500,000, which they pledged. And so then I did put their money to work right away.
Jay Conner [00:27:34]:
But let’s unpack what I did.
Kevin Hutty [00:27:36]:
Yeah.
Jay Conner [00:27:36]:
Do you notice I didn’t ask Wayne for any money? Didn’t ask for any money. I asked him for his help to spread the word that I now have an opportunity that I’d love to share with other people. And by the way, over the years, Wayne referred so many people to me, in addition to his and his wife being private lenders. You know, one thing I hear people saying all the time is that they have a fear of rejection. Let me, let me, let me answer that with a question. The question is, how can you be rejected if you’re not asking anybody for anything good, especially. Well, I did ask for his help.
Jay Conner [00:28:19]:
I didn’t ask for.
Kevin Hutty [00:28:21]:
When you, we as humans, ask someone for help, they want to reciprocate and help you. So, like, they pick their ears up. They’re not like trying to run the other way. They’re like, Oh yeah, how can I help you?
Jay Conner [00:28:32]:
Exactly. God created us to serve. And most people, as you just said, Kevin, want to help everybody else. So I just asked him to spread the word, and now he’s automatically interested. And then he did spread the word. And so it’s just a beautiful thing.
Kevin Hutty [00:28:48]:
Just took off from there. And plus, he can say in his own experience how awesome it’s going. Not just like, hey, like I’ve heard, like, he’s just like, I put in 500k myself and it’s been amazing, you know, so.
Jay Conner [00:29:01]:
Absolutely.
Kevin Hutty [00:29:02]:
And you also mentioned that, as you were explaining it, tf emergencies came up, they could withdraw their money if needed. Yeah.
Jay Conner [00:29:12]:
I give them what’s called a 990-day call option, which means I’ll put in the promissory note if you have kind of an emergency that comes up, just give me a 990-day notice. That gives me plenty of time to replace your Private lending funds with another one of my private lending funds. And I also tell them in most programs like this, like in a bank, if you call the note due early, there’s a penalty. You know, if you call the note due early and I see the bank, they’ve got a penalty. But I tell them in this program, there is no penalty because I just like to make it easy for our private lenders to do business with us.
Kevin Hutty [00:29:50]:
That’s huge. That’s big. Yeah. A lot of people would love to be able to do that. To build, penalize is stupid, I think. Sorry. Okay, so you rehabbed over 500 homes. In your experience, what’s one rehab deal that stands out as a turning point? Your investing career.
Kevin Hutty [00:30:09]:
And why is that?
Jay Conner [00:30:10]:
Well, that goes back to even before I got involved with private money. This goes back to when I was like really making stupid, stupid mistakes. And I made a lot of them. I made a lot of them. I mean, I’ve got to screw it up to get it right. And so the rehab that was a turning point was a condominium. We live here in a resort area, and there was a condominium, a beachfront condominium over at Atlantic Beach, that was bought. It was a foreclosure.
Jay Conner [00:30:41]:
And the big mistake I made, Kevin, is that I intended to flip it. That was my intention. Well, by the time I finished it, put it on the market, the market had started to turn, and I was stubborn and I wouldn’t lower my price to get that thing sold and get it going. And so it started becoming a bloodbath with the carrying cost and no income coming in on it. So I had to stop the bleeding to some degree. So I put it on the rental market. We see those condominiums on the beach; they only rent for 13 weeks out of the year. This was a two-bedroom two two-bath.
Jay Conner [00:31:25]:
I mean, I mean it rented every week for 1400, $1500 a week, but that’s only 13 weeks. The other, all those other weeks, no income coming in. So it was a bloodbath. What was the lesson that I learned? Here’s the lesson. Even if you intend to flip a property, run the numbers and see what you could bring in per month, in case you’re stuck with that property. If you need a pivot and what’s your carrying cost, and if you can’t cash flow it with the rent, if you’re stuck with the house, don’t do the deal in the first place.
Kevin Hutty [00:32:07]:
That’s a great point. Not just like be, you know, one kind of single-minded one Thing and then kind of like exit strategy, like, you know, like, if that doesn’t work, I can get out this way. So that’s good. You’ve learned the hard way.
Jay Conner [00:32:24]:
And a plan C and a plan B. It’s called. You need multiple exit strategies.
Kevin Hutty [00:32:30]:
There it is. And you fortunately have had to fail and learn the hard way, but.
Jay Conner [00:32:38]:
And I still learn lessons. I still learn lessons.
Kevin Hutty [00:32:41]:
Well, that’s how you become successful.
Jay Conner [00:32:45]:
You.
Kevin Hutty [00:32:45]:
You have to fail to succeed. And that’s. I mean, at least from everything that I’ve read and heard.
Jay Conner [00:32:49]:
And yeah, there’s a great book by John Maxwell that he wrote years ago. I got to meet Mr. Maxwell a few weeks ago. He’s a phenomenal human being. But anyway, a very popular book he wrote is called Failing Forward. Failing Forward. And he says that a big part of his success is that he just fails more than anybody else, which means he tries more new things than anybody else. Therefore, he’s got a lot more wins as well.
Jay Conner [00:33:17]:
And my good friend David Meltzer says he doesn’t believe in failures. He just believes in lessons learned.
Kevin Hutty [00:33:28]:
I like that. I heard Denzel Washington was doing some type of speech for, like, a college graduation, and he said he told a cool story about the same thing. BFail forward, and you’re just basically moving forward, and everything’s all, you know, a learning process.
Jay Conner [00:33:48]:
That’s.
Kevin Hutty [00:33:48]:
Right. That’s huge. So you average over $82,000 in profits per deal. What’s your secret to maintaining such strong margins?
Jay Conner [00:34:01]:
Today’s market, the secret is to buy them. Right. And buy them at deeply discounted prices and let the math do the decision. One mistake new real estate investors make is that they let their emotions get involved in whether they should purchase or pay for a property. And so I stick very, very close to my buying formula, which I call the maximum allowable offer formula. And I just let the math make the decision. I stick to that formula. And when I’m paying all cash for private money, I know what ihe most that I can pay for that property.
Kevin Hutty [00:34:39]:
And would you say that you keep emotions out of it, too?
Jay Conner [00:34:43]:
Absolutely. The math. The math makes the decision.
Kevin Hutty [00:34:47]:
Sure. I get that. That’s what a lot of people, investors, you know, have told me. It’s like, just stick to whatever it is that you are. You know, you went in planning on doing, you know, like, that’s the math. Like, you’re saying the math, like the numbers. There’s a reason why it’s worked. And, you know, you don’t deviate from that.
Kevin Hutty [00:35:10]:
And so, yeah, I agree. Percent awesome. So what are the biggest mmissteps? Sorry? What are the biggest misconceptions investors have about using private money, a nd how do you debunk them?
Jay Conner [00:35:27]:
Well, the biggest misconception they think they have to pitch a deal. I never pitched a deal in my life. By the way I explained earlier, I don’t pitch deals.
Kevin Hutty [00:35:37]:
Right.
Jay Conner [00:35:38]:
I first teach what the program ais nd then I bring deals for the private lenders to fund, and they’re always waiting for the good news phone call. So the misconception is you’ve got to beg and chase and sell and persuade. There’s none of that. It’s all about serving. And no, selling.
Kevin Hutty [00:36:00]:
Money is like, I’m glad you cleared that up. Private money and hard money are different. I mean, like they’re two different things.
Jay Conner [00:36:09]:
And I’m telling every hard money is institutional money.
Kevin Hutty [00:36:12]:
Yeah, yeah.
Jay Conner [00:36:13]:
Normally, there’s a broker involved or they’ve gone out, and the hard money lender has raised money from private lenders, investors into their fund, and then their fund, in turn, loans it out, charging origination fees and etc. To the real estate investor. In this world, in contrast, it’s a one-on-one transaction between the borrower and the lender.
Kevin Hutty [00:36:39]:
And the interest rate, like, is that determined like before the borrower is talking to the lender? Or like, or is it like that’s part of what, that’s what you. Oh, gotcha.
Jay Conner [00:36:57]:
That’s what I know. It’s not negotiable.
Kevin Hutty [00:36:59]:
Okay.
Jay Conner [00:37:00]:
That’s what I’m all about. About That’s one of those. This is my program.
Kevin Hutty [00:37:02]:
Yeah, yeah, my program.
Jay Conner [00:37:04]:
I get this. I get to set the interest rate. Sure, sure. I get to set the term, and they love it. But, but again I’m not, I don’t have my teacher head on when I’m to teach an existing private lender. They already know this world.
Kevin Hutty [00:37:19]:
Sure.
Jay Conner [00:37:19]:
They want to negotiate. I’m not negotiating.
Kevin Hutty [00:37:24]:
That’s, I mean, makes sense. You’re the one who brought it. Would you say it’s kind of hard to find a private? Like if you’re an investor trying to find private money, if you didn’t have. Is it harder to do compared to, like, a hard money institutional lender?
Jay Conner [00:37:41]:
Well, I mean,l ike, you mean, is it easier to raise the money?
Kevin Hutty [00:37:46]:
No, I meant like if they didn’t come to you because you know like you have, you’re the one that goes and does the deal and like teaches everybody all that kind of stuff. Like if they didn’t have a way to find out and learn all that kind of stuff. Like, would it be pretty hard to find the private money deals?
Jay Conner [00:38:03]:
Well, yeah, you gotta know what you’re offering.
Kevin Hutty [00:38:07]:
Yeah, make sure.
Jay Conner [00:38:09]:
Of course. And that’s what I teach other real estate investors, I think. What’s, what’s the whole private lending program that I have that they can duplicate to just teach to other people? But of course, anybody can come up with their private landing program. They want to offer the opportunity to anybody.
Kevin Hutty [00:38:26]:
So is your private, is your program only for 401ks or so? What about people with lensions? So like I also work for the state of California. Oh yeah, so you do you work with people like that?
Jay Conner [00:38:40]:
Of course. Any kind of retirement funds. And it doesn’t have to be retirement funds. No, iit’sjust be investment capital.
Kevin Hutty [00:38:47]:
Investment capital.
Jay Conner [00:38:48]:
Instead of putting your money into Ca D in the local bank, that shifts investment capital.
Kevin Hutty [00:38:53]:
Yeah.
Jay Conner [00:38:54]:
You know, you can be a private lender with just investment capital as well.
Kevin Hutty [00:38:58]:
I love it. Cool. Okay. So you helped over 2,000 real estate investors on one. What’s the most common mistake you’ve seen new investors make when trying to raise price?
Jay Conner [00:39:12]:
They talk too much. Yeah, the diarrhea of the mouth.
Kevin Hutty [00:39:20]:
I’ve heard that term. I love that.
Jay Conner [00:39:22]:
And it’s like. And when you talk too much, you sound like you’re begging. You’re simply having a conversation, sharing with people what private money is, how they can do it, you know, teaching, you know, the opportunity with the details of it, you know, such as the interest rate, how they can get their money back early, and that kind of thing. And like, you know, the, the, the role play you and I did a little while ago on me calling you up and giving you the, what I call, the good news phone call. You see how short that was? I mean, I didn’t tell you about the property. I didn’t tell you what kind of repairs are needed. I didn’t give you the physical address. I didn’t give you the purchase price.
Jay Conner [00:40:12]:
I didn’t give you all that mess. No, I needed to tell you whose points. I told you where it was located, the community. I told you the after-repair value. I told you the amount that you’re going to invest now, you know, that’s 75% of the after fair value. And when the closing is, in other words, when hdo ave you have to have the money wired? That’s all you need to know. And I can tell you on the second call and the third call, and the tenth call, the only thing you want to know as the lender is how much you need and when you want it. So yeah, they talk too much.
Kevin Hutty [00:40:49]:
It’s probably like nerves, too.
Jay Conner [00:40:51]:
Of course it is.
Kevin Hutty [00:40:52]:
Yeah, yeah, I mean I do that all the time. I do it all like here on the podcast. I just like, you know, it’s just a human habit.
Jay Conner [00:41:00]:
That’s right.
Kevin Hutty [00:41:01]:
So I can see how that happens quite a lot for someone just getting started. What’s your go-to strategy for finding their very first private lender?
Jay Conner [00:41:13]:
Yeah, I like to start, and what I teach is the first step out of five steps that we don’t have time to go into. All the five steps here, it’s, it’s in my book. Then I’ll offer your audience by one, by the way. Oh, I’ll fix you up. I know somebody who might make that arrangement. But the first step is to make your list. Well, who should be on your list of potential private bankers, whether in your cell phone? I say start with people who are retired because retired people might have a retirement fund or retirement funds that they’re not happy with. Like, you know, in today’s market, the stock market’s all volatile.
Jay Conner [00:41:56]:
If they’ve got the retirement funds in the stock market, they just may not be happy with all that, you know, it’s going on. So I say start with retire with retired people to teach, to teach. One quick way to do it. When I was starting, I put on a private lender lunch and I invited 20 potential private lenders, everybody that I knew in my social network, people I go to church with. And it takes the same amount of time to teach the program to 20 people as it does to one. So there’s one-to-one that is one to many. So I bought them lunch, and I told them my program after they finished eating lunch, which only takes 20 minutes to teach, and I raised $969,000 at just that one 660-minute lunch.
Kevin Hutty [00:42:45]:
Well, I said it’s a pretty good profit margin, huh?
Jay Conner [00:42:49]:
Pretty good use of your time anyway.
Kevin Hutty [00:42:52]:
Awesome. That’s you. So you now work less than 10 hours a week thanks to automation. Let’s get into this. Like what systems or tools have you made that have made the biggest impact, freeing up your time? Especially like maybe AI, like you were talking about.
Jay Conner [00:43:11]:
Yeah. So what’s freed up my time the most is the CRM, the customer relations management software that we use. I’ve had a full-time acquisitionist for 19 years, the same acquisitionist, but one of the world’s is an acquisitionist. Her name is Kim, and he talks to all the sellers, all the motivated sellers that are responding to our marketing. So how that. See, and I never talk to her. I might talk to her three or four times a year. Yeah, and she, and she, and she earns over 100 grand a year, for goodness.
Jay Conner [00:43:47]:
And so we communicate in the software. And so when that lead comes in from either Google or they call our operating service by Zapier, that automatically, that lead goes into the system. Now here’s where AI kicks in. As soon as that lead goes into the software, AI immediately, within less than five minutes, shoots a text, a very personal text that looks as though it’s coming from Kim the acquisitionist. And that text is saying, Hey, we just got a notification that you’re interested in selling your house. Can we get the physical address of where the property’s located? So they’re texting back the answer, and you see they got that text in less than five minutes, not within 20 seconds. That sounds automated, but you know, three minutes, four minutes, that text goes out. And so follow-ups are important.
Jay Conner [00:44:47]:
The AI texting, there are three texts per day, three days in a row, if we’re not getting any response. And then when Kim. The whole objective there is to get them on the telephone for Kim to get him on the telephone. And as soon as she’s got him on the telephone, she turns the AI bot off, right? So now she’s talking to him. Now she talks to him, confirms the information, and then she fills out the lead sheet in the CRM software. And so it’s driven by Go High Level. You’ve probably heard of Go High Level ghl. So it’s a Go High-level software program that’s customized for real estate investors.
Jay Conner [00:45:30]:
And as soon as that goes in there, well then she moves it over and says, Leadsheet J review is that pipeline. So now I get a notification that the software has g lead for me to review. So I go and I review the lead. I look at the numbers and in less than 60 seconds, more like less than 30 seconds, I’m able to tell if I want our Realtor to give us the value, the after-repaired value estimate. So if some, I just move it over to Realtor value. Now the software automatically emails our realtor in whichever category, county, and now the Realtor’s got the email to send us the value. Within 24 hours, the realtor sends us the value back. And now it’s in the software with the value.
Jay Conner [00:46:14]:
Now I get a notification that says, JJreview Realtor opinion. I look at it in less than 60 seconds. Now I decide if our team should go look at the property. Go. Like I got an estimate for repairs before I made any kind of offer. So I move that over. Kim gets a notification to arrange an appointment with the team, being the realtor and our project manager, to go look at the property. So now she sets up an appointment with them and the seller.
Jay Conner [00:46:40]:
Now they go look at the property and estimate repairs. Now the estimation report comes back to Kim by email from the project manager. She copies and pastes that and puts it in the software. Now I get a notification that I now have the budget to review. So I look at that at the bottom line. Now I take 10 seconds and run my formula to determine what my maximum allowable cash offer is. I type that in the software. Now Kim is notified.
Jay Conner [00:47:06]:
Make an offer. Now Kim calls up the seller, makes the offerand negotiates the deal.
Kevin Hutty [00:47:13]:
She does all the negotiating, she does all the negotiation.
Jay Conner [00:47:16]:
I’m just telling her what the deal is.
Kevin Hutty [00:47:18]:
What are the numbers? Yeah, okay, very cool. And there’s no, it’s, that’s a hard stop right there. There’s no going over that number.
Jay Conner [00:47:26]:
Well, what, what, what? Or not. Yeah, why should I?
Kevin Hutty [00:47:30]:
Yeah, yeah. No, I just. As far as her, she gets that.
Jay Conner [00:47:36]:
She doesn’t have any leeway on that. Yeah. Correct.
Kevin Hutty [00:47:39]:
Yeah, yeah. Okay, that makes sense. That’s pretty cool. So you turn what you felt like a setback into a seven-figure business. Looking back, what advice would you give to your 2003 self? Just starting real estate investing.
Jay Conner [00:47:54]:
If you’re starting on real estate investing, don’t do this thing alone, for goodness, like I did. I lost hundreds of thousands of dollars by not getting a mentor or a coach. So get you one locally. It doesn’t have to be me. Be somebody else. But get a trusted coach and mentor to hold your hand if you’re starting.. And by the way, I run a high-level mastermind group and, private money community. And I’m thinking of Harriet and Stu Baldwin, who live up in Elvira, New York.
Jay Conner [00:48:30]:
They came and joined my mastermind group about four years ago. They’ve been great members. Well, they had already raised over a million dollars in private money when they joined the mastermind group and had over 100 houses in their portfolio. But they knew that, you know, we can learn from each other no matter how much experience you’ve got in the business. So I’ve got people in my high-end mastermind group that are brand new, and I’ve got others that are, have done a handful of deals, andI’veI got others that have done many, many, many deals. So yeah, and answer your question, get a coach.
Kevin Hutty [00:49:01]:
I like that. That mastermind sounds awesome. I mean, just having like-minded people, people to kind of bring you up, it makes all the difference with, I mean, not just investing but like just learning and, and getting what? Why just try like you’re saying, do something alone, and lose hundreds of thousands of dollars potentially? Or just learn from your mistakes and get a coach and learn from their mistakes, and you know, skip all that process.
Jay Conner [00:49:27]:
That’s right. So that’s right for sure.
Kevin Hutty [00:49:29]:
Awesome. Well, Jay, I can’t thank you enough for coming on here and providing so much value. Is there anything that you wanted that we left out, you want to talk about, or that you wanted to cover?
Jay Conner [00:49:40]:
No, I think we covered it great. I’d love to give my book to you and your audience.
Kevin Hutty [00:49:47]:
I would love that. That would be awesome. So I will be the first in line to get that. I will pay for that shipping or pay for the full thing if. And I didn’t even know that I saw that you had it, but I didn’t realize that it was on Amazon. So that’s pretty cool.
Jay Conner [00:50:00]:
Yeah, that’s right. So the book is entitled Where to Get the Money Now. Where to get the money now? And the subtitle is how and where to get money for your real estate deals without relying on hard money or institutional lenders. And I’ll autograph the book. I will mail it via three-day delivery express to the United States Postal Service. And it’s 20 bucks on Amazon. But don’t get it on Amazon.
Jay Conner [00:50:25]:
I’ll give you the book for free. Just cover shipping, and you can pick up the book at wwwJayConner.com/Book. So I’m an er, not an o R again, that’s wwwJayConner.com/Book. And I’ll also include two freight tickets that are valued at $3,000 to my upcoming private money conference. And all the information about the conference I’ll send along with the book as well. And then finally come check out my podcast. I’m now in the eighth year of my podcast, which is titled wWe’renow on we’re in the 700, 700 episodes.
Jay Conner [00:51:11]:
And the name of the podcast, believe it or not, is Raising Private Money. Jay Conner said, Whatever your favorite podcasting platform is to listen to podcasts, just search for Raising private money and you’ll see me pop right up. I’m on two shows a week, and I’m always interviewing other real estate investors who have raised private money and interviewing them to find out how they have gone about raising their own private money.
Kevin Hutty [00:51:38]:
I like that, Jay. I’m going to start listening. It’s always so it’s, it’s not the video, it’s just the audio.
Jay Conner [00:51:46]:
No, it’s both. So on the podcast platforms, it’s just audio. Yeah, but we have it on. We also have it on my YouTube channel.
Kevin Hutty [00:51:56]:
Perfect. Awesome. Well, then I will put all that stuff on the screen and get all your tags and your website and everything on the screen so everybody knows where to find you and your information. So again, I can’t thank you enough, Jay. You’ve been amazing and a lot of, a lot of great content and information, and value. I appreciate it.
Jay Conner [00:52:16]:
Thank you so much, Kevin. Thank you so much for having me. God bless you.
Narrator [00:52:31]:
Are you feeling inspired by the knowledge you gained in this episode? Then head over to www.JayConner.com/MoneyGuide, and download your free guide that shares seven reasons why private money will skyrocket your real estate investing business.
Right now. Again, that’s www.JayConner.com/MoneyGuide to get your free guide. We’ll see you next time on Raising Private Money with Jay Conner.