Welcome to another insightful episode of Raising Private Money With Jay Conner!
Today, Jay Conner, The Private Money Authority joins Mike and Ligia Deaton on the Cashflow Fight Club Podcast where Jay shares his wealth of experience on how to flip houses using other people’s money!
Starting Out: A Lesson in Education
Jay Conner didn’t begin his journey in real estate investment following the beaten path. Coming from a background in manufactured housing, Jay initially bypassed formal education in the industry, a decision that would cost him dearly. He stressed the value of proper education and mentorship. Aspiring investors should learn from his story; the price of entering the real estate market unprepared can be unforgiving.
Attracting Private Lenders: The Power of Relationships
One of Jay’s crucial steps to success was raising private capital, especially when traditional bank lending became a bottleneck. He emphasizes the importance of assembling a list of potential private lenders from personal contacts, including retirees and community influencers. The goal is to educate, not to solicit directly, which he beautifully illustrates through his innovative approach to hosting private luncheon events.
Structuring the Deal: A Conservative Approach
Jay walks us through the mechanics of structuring a real estate deal, advocating for never borrowing more than 75% of the after-repaired value of a property. This conservative approach ensures an equity cushion for the lenders, mitigating risk and solidifying trust. He further explains the role of self-directed IRAs in funding and the significance of consistent seller leads for a robust real estate business.
Beyond the Money: Teamwork and Market Dominance
Operating in a small North Carolina market, Jay discusses his strategy to dominate rather than diversify. He champions the use of proprietary software for lead management and process automation. By building a reliable team and perfecting delegation, Jay has developed a seven-figure net business requiring less than 10 hours of his time each week.
Ensuring Sustainability: A Focus on Investor Relations
Jay Conner doesn’t just find private lenders; he maintains and grows relationships with them. Reinvestment of profits from his clients bolsters the sustainability of his operation, positioning his business model as a dependable alternative to the volatile cryptocurrency market.
Securing the Future: Educating and Protecting Investors
Mike Deaton recognizes the shared path in educating potential investors, highlighting the time and effort it takes to bring them into the fold. Jay accentuates the educational aspect of his private lender luncheons, with a clear focus on informing, not asking for money.
Real estate investment is as much about relationships and education as it is about the numbers. Jay Conner’s experience in flipping houses using other people’s money offers a blueprint for success that relies on trust, conservative funding strategies, and constant learning. Whether you’re a budding investor or a seasoned veteran, the insights from this episode are invaluable. Stay subscribed for more content that will help you up your game in the competitive world of real estate investing.
Real Estate Investment Protection:
“I’m giving you all the protection just like a bank. So, if you borrow money from the bank and get a mortgage, the bank’s name is the mortgagee. You, as the private lender, you’re named as the mortgagee on the insurance policy.” – Jay Conner
10 Questions Answered From This Episode:
1. How did Jay Conner’s upbringing and family involvement in the home-flipping business shape his approach to real estate investing?
2. Can you discuss the formula from Jack Canfield that influenced Jay Conner’s positive mindset and how it can be applied to real estate investing?
3. What are the advantages of using other people’s money to flip houses, and how does Jay Conner suggest approaching potential private lenders?
4. Jay Conner talks about the importance of mentorship and education in avoiding costly mistakes when starting in real estate. How can a new investor find a reliable mentor in this industry?
5. How does Jay Conner’s “Stress-Free Investing” audio tool help introduce the concept of private money investing to potential lenders without divulging too much information initially?
6. Can you explain how Jay Conner’s conservative approach of not borrowing more than 75% of the after-repaired value of a property helps in reducing risks for both investors and private lenders?
7. Jay Conner mentions nurturing relationships with private lenders as a key factor in his success. What strategies can investors apply to maintain and grow these relationships?
8. How does hosting private lender luncheons fit into Jay Conner’s overall strategy for educating potential investors, and what makes it an effective tool?
9. Jay Conner successfully operates in a small real estate market. What advice does he have for investors looking to dominate in similar-sized markets?
10. Discuss the role of proprietary software and a reliable team in scaling Jay Conner’s real estate business. What are some essential team roles and processes that he has automated?
Fun Facts:
1. Jay Conner was introduced to the idea of flipping houses for profit when his friends Craig and Kim made $30,000 in 90 days on a fixer-upper in 1993, igniting his interest in real estate over making $3,000 on a single-wide mobile home.
2. Jay shared an amusing anecdote about providing a stranger named Al with a 16-minute audio tool called ‘Stress-Free Investing,’ which led to Al becoming a private lender of $650,000, eventually increasing his investment to $1,000,000 and referring another couple who loaned over $400,000.
3. He humorously advised against wasting money on female hormone drops, intended for weight loss, which he encountered at a local pharmacy event.
Timestamps:
00:01 – Jay built a successful real estate business despite obstacles.
05:39 – Transition from mobile homes to single-family houses.
08:20 – Started business, sought mentor, minimized mistakes, accelerated.
11:37 – Teaching private money for real estate success.
15:26 – Interest form, no direct money requests. Follow-ups prompt action.
18:19 – Automated process for inviting retired people to the event.
21:56 – Introduction to private money investing for real estate.
25:22 – Scheduling a meeting leads to discovering the problem.
29:25 – Find a deal quickly to invest funds.
30:42 – Prepare consistent lead magnet for private money.
35:40 – Closing agent mails promissory note, mortgage, insurance.
37:54 – Discussing land business and hypothetical property purchase.
43:14 – Conservative borrowing, successful deals, and lender security.
46:21 – Software automation revolutionized real estate business operations.
47:50 – Generating leads, evaluating deals, and managing pipeline.
53:29 – Real estate industry journey from flipping to corporate.
55:43 – Choose your response, and shape your destiny positively.
59:00 – Champion’s corner: mindset, action, powerful results.
Connect With Jay Conner:
Private Money Academy Conference:
https://www.JaysLiveEvent.com
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 #PrivateMoney #FlipYourHouse #RealEstateInvestor
YouTube Channel
https://www.youtube.com/c/RealEstateInvestingWithJayConner
Apple Podcast:
https://podcasts.apple.com/us/podcast/private-money-academy-real-estate-investing-with-jay/id1377723034
Facebook:
https://www.facebook.com/jay.conner.marketing
Twitter:
https://twitter.com/JayConner01
Pinterest:
https://www.pinterest.com/JConner_PrivateMoneyAuthority
The Secret to Flipping Houses with Other People’s Money By Jay Conner
Jay Conner [00:00:00]:
You know, I don’t recommend to anybody starting in real estate investing the way I did. I just relied on my experience in the manufactured housing business. I didn’t go to any seminars. I didn’t go to any conferences. That was a huge mistake because I tell you, there’s no telling how many 100 of 1,000 dollars that I have lost because I didn’t have the education that I needed for this industry.
Mike Deaton [00:00:26]:
Welcome to the Cash Flow Fight Club podcast in the Champions Corner edition. I’m Mike Deaton. And together with Ligia, my cohost in life business, and this podcast, we’re taking you into the training room, deep in the dojo, sharing the secrets of what it takes to forge a champion. We’re digging deep into mindset mastery, high-performance habits, and best-in-class behaviors, and bringing you the tips and techniques that maximize human potential brought to you from some of the best in the business.
Ligia Deaton [00:00:52]:
So grab your buds and your seat. Hit subscribe and get ready to up your game. Let’s do the show.
Mike Deaton [00:00:58]:
Let’s do it.
Ligia Deaton [00:01:13]:
Welcome to this in the champion’s corner episode of the Cash Flow Fight Club podcast. We have a super fun champion joining us today, Jay Conner.
Mike Deaton [00:01:22]:
Jay has built an incredible real estate business in his local market. Jay started his house-flipping business in 2003. After years of growth, he hit a snag in 2009 when banks stopped lending to real estate businesses as a result of the Great Recession of 08. Jay began networking with other business people and discovered the power of raising private capital to fund his real estate ventures and keep his business going. He has never looked back and now allows dozens of investors to grow their wealth through great real estate deals. Jay is also the host of his podcast, Raising Private Money with Jay Conner. Jay is so friendly, and approachable, and has an entertaining story to tell about just about everything. So let’s jump right in with Jay Conner, the Private Money Authority.
Mike Deaton [00:02:13]:
Okay. Jay Conner, fresh off your victory in a matchup. Welcome back to the Cashflow Fight Club podcast.
Jay Conner [00:02:20]:
Thank you so much for having me back. Mylands, that was fun on the, on the 3 rounds in the rink there, with the ladies. It was that was pretty exciting.
Mike Deaton [00:02:32]:
We had fun with those, and you were you were a great, participant in that. So, yeah, we loved it. We’re we’re excited to to get into it once again. And so, yeah, on this one, what I’m thinking is just, let’s kinda start back at at the early Jay Conner days, and you can walk through a bit of what got you to the current Jay Conner days, and, we’ll just roll from there. So tell us in the audience, again, a bit about your backstory as well as, some of your early profession
Jay Conner [00:03:07]:
and Sure. So, my wife, Carol Joy, and I live here in Eastern North Carolina in a small town, Moorhead City, North Carolina. She’s actually from Wichita Falls, Texas.
Mike Deaton [00:03:21]:
Hey. Go Texas. Were you, were you born and raised there, or did you move there at some point?
Jay Conner [00:03:28]:
Nope. This is my hometown. I went to high school right down the road, not far from my office here. And, so, yeah, this is my hometown.
Mike Deaton [00:03:39]:
Brilliant. I love that. Okay. And how did you and your wife bump into each other being so far apart, originally?
Jay Conner [00:03:45]:
Well, so I was raised in the manufactured housing business, mobile homes. And, my dad’s company, was a retail company selling the product. And so my dad’s company was expanding out to Texas, headquarters here in North Carolina. And, so at one time, he was the largest retailer seller of mobile homes manufactured housing in the nation. His company was a public company. And so as his company was expanding, this goes back to when I was in my mid-twenties. And so I moved out to Texas, specifically Wichita Falls, Texas to, be at the expansion of the company. We’re opening up retail sales centers out there.
Jay Conner [00:04:33]:
So my 1st Sunday in town at church, I met Carol Joy at church there and the preacher there got us introduced. And so we’ve been dating for 39 years, and we’ve been married 37 of those 39 years.
Mike Deaton [00:04:51]:
That’s love that. And so, eventually, you found your way back to North Carolina.
Jay Conner [00:04:56]:
Yeah. I lived out there for a couple of years. We got married and then I moved back here to North Carolina in Winston Salem, North Carolina. I went to Wake Forest University in Winston Salem and then moved back out here in my late, well, I was 26 years old and, moved out here, and then lived there for a couple of years, then moved back here to my hometown. And we were in the mobile home manufactured housing business until 2003. And the reason we got out of it was the financing for the product, fell out of favor at Wall Street. So the consumer financing for the product went away. So there was no way to sell them because we didn’t have the financing.
Jay Conner [00:05:39]:
I knew if I ever got out of mobile homes or manufactured housing, I wanted to get into single-family houses. The reason for that is back to 10 years before that in 1993, good friends of ours, Craig and Kim, lived in Newbern, North Carolina, about 30 minutes away. They wanted to build their new house back in 1993, but they didn’t have the seed money or the down payment money to do that. Well, Kim’s daddy was a real estate investor down in Florida. He says, I’ll tell you what, I’ll come up there to Newbern and we’ll buy a fixer-upper. I’ll pay for it. You all can do the sweat equity, fix it up and we’ll sell it and you can keep the profit for building your new house. So in 90 days from start to finish, they pocketed $30,000 back in 1993 on this little single-family house.
Jay Conner [00:06:34]:
And I’m busting my butt trying to make $3,000 on a single-wide mobile home.
Jay Conner [00:06:41]:
I’m going, man, I like 30,000 better than 3,000.
Jay Conner [00:06:46]:
so anyway, 10 years later, you know, the industry for manufactured housing pretty much goes away. So that’s when we started. In our very first year, I only did 3 houses, and I didn’t wanna do more than one at a time. I wanted to go from start to finish and start to finish. And, you know, I don’t recommend to anybody starting in real estate investing the way I did. I just relied on my experience in the manufactured housing business. I didn’t go to any seminars. I didn’t go to any conferences.
Jay Conner [00:07:15]:
That was a huge mistake because I tell you, there’s no telling how many 100 of 1,000 dollars that I have lost because I didn’t have the education that I needed for this industry. And back during that time, I was using unsecured lines of credit at the bank to fund my deals. And I didn’t know anything about private money back then. I didn’t know anything about self-directed IRAs. I didn’t know anything about, buying creatively, such as buying houses, subject to the existing note and seller financing and all that stuff. And, so, yeah, I spent a lot. I went to a lot of seminars that I did not plan on attending if you know what I mean.
Mike Deaton [00:08:02]:
I tell people
Jay Conner [00:08:03]:
all the time, you’re going to pay for your education one way or the other. It’s a lot cheaper to pay for your education without making the mistakes. Pay for the education and, you know, get hooked up with somebody that can help you that’s already, you know, been through the minefield if you will.
Mike Deaton [00:08:20]:
Yeah. We’re big fans of that philosophy. We started our own business in 2017, and we went about it in that way in the real estate space. We found a coach and a mentor and a program and just with exactly that mindset of not wanting to repeat the mistakes that somebody else had made. And then fast forward a few years later, we got into commercial real estate, and we did a similar thing. We found a a group and a coach and, the mistakes could be a lot bigger when you’re buying, you know, 1,000,000 or multimillion-dollar properties. And so, yeah, I definitely, wanted to minimize any mistakes and accelerate the learning process. Right? You can leave tens or 100 of 1,000 dollars on the table while you’re trying to do it yourself and step through the minefield of, figuring it all out.
Mike Deaton [00:09:09]:
But it’s it’s a great philosophy and it’s a hard one for some people, but it’s worth it.
Jay Conner [00:09:15]:
Absolutely. I mean, it’s a lot cheaper cash flow-wise to invest in a good education, a good coach, and a good mentor. It’s a lot cheaper to do that than to make very, very costly mistakes because you just don’t know what you’re doing.
Mike Deaton [00:09:33]:
So it sounds like you had, from the way you from if I’m understanding correctly, you had the seed of real estate curiosity and seeing the power of it. And then when the opportunity came around, or, you know, you had some, I guess, the mobile home industry wasn’t as attractive. You already had the thoughts that, hey. I wanna pivot into this at some point. And so the opportunity presented itself, and you stepped into it and were able to go about it. Yeah. Nice. And so, if I remember correctly, you did that for, it sounds like, 5 or 6 years until 2008, 2009, and another, snag or obstacle, a small one there came in front of you.
Mike Deaton [00:10:27]:
You can walk us through that a
Jay Conner [00:10:28]:
little bit. Yes. It was it was January of 2,009. For the 1st 6 years from 2003 to 2009, January 2009, I was just using the local bank, Branch Bank and Trust. Steve was my banker. That’s all I knew to do. And, I called him up, and I learned on the phone that I had lost my line of credit. I’ve been shut down with no notice.
Jay Conner [00:10:55]:
And so then I asked a friend, what in the world was he doing to fund his deals? And I learned he had been shut down as well at his bank in Greensboro. And, so he told me about, private money. I’d never heard of private money. I’d never heard I didn’t know what it was. I never even heard of hard money lenders. I mean, for goodness sake, I’m living down here on the edge of the world in little Morehead City, North Carolina on the beach. And, you know, that’s what happens when you’re not hanging around other people who are like-minded doing what you’re doing. I mean, I was out here on an island by myself doing this business.
Jay Conner [00:11:37]:
And so when I was cut off from the bank, then that’s when I got plugged into learning about private money. And I started teaching people in our network. People we go to church with, people that are in my cell phone, my network as to what private money is, and how they can make high rates of return safely and securely. And so, you know, today, I mean, I started with a couple of private lenders. In 90 of those first 90 days, I raised a little over $2,000,000 in private money. And since that time, I’ve never missed out on a deal, a real estate deal, because I did not have the funding. And so what I did, my whole approach was teaching people what this is. And you know, here’s, what’s interesting.
Jay Conner [00:12:24]:
Today we have 47 private lenders that are funding our deals. Individuals, human beings, just like us. They’re using their investment capital. Some are using only their retirement funds. Some people are using their investment capital and their retirement funds to invest in our deals. And so my whole approach was to teach them. And you know, what’s interesting is every one of these 47 private lenders that we have right now that are funding our real estate deals, none of them, not one of these 47 people had ever heard of private money, private lending. They never heard of self-directed IRA until, as you know what I do, I put on my teacher hat and started teaching people what this is all about.
Jay Conner [00:13:08]:
This is my private money teacher. So the mindset is so important to get straight first that we’re not running around begging and chasing and selling and asking people for money. What are we doing? We are showing them a way that they can make high rates of return safe and secure. That’s, you know, not putting their money in the bank, but investing, in our program all backed by real estate. And it’s a win-win scenario. They all love it.
Mike Deaton [00:13:41]:
Yeah. It’s brilliant. I love what you’re saying there because we’ve done we’ve done similar things in the commercial space where we bring capital investors into syndication deals, and it is a very education-intensive process. It’s not a it’s not a you know, when when you go to talk to the general public, 99% of people don’t understand real estate beyond buying and selling a house. Right? And so it is a lot about education. And, because of that, it typically takes a bit longer to to bring somebody down this journey so that they’re comfortable enough to understand the process to hand over 50, 100, or $200,000 to put into a real estate deal.
Jay Conner [00:14:29]:
Well, and you bring up a really good point right there, Mike. And that is, I mean, I’ve got some private lenders that I introduced the idea to them, and it might be 3 years down the road before some of them are able or they retire, and then they have retirement money, you know, come available. Some are immediate. I mean, I’ve raised $969,000 at just one private lender luncheon where I put on an event at the local, Dunes Club, which is a beach club right here in our area. Very, very nice, beautiful location. You’re looking at the ocean. I feed them lunch. And then I do a 20-minute, 25-minute presentation on what private money is how the program works, and the kind of returns that we pay.
Jay Conner [00:15:26]:
And, then there’s an interest form on on the table for them to write down. Are they interested in, you know, learning more, having a 1 on 1 conversation? Notice I’m never asking for money directly. Do you want some more education? Would you like to get some more questions answered? I never had to ask anybody for money. When we follow up with people after we have a private money, luncheon, we call them and thank them for coming to the luncheon. And the only thing we ask for is their feedback on how we could have made it better. And did the information make sense? Or could we have made the information better? Right? I never asked them, do you, I mean, they’re automatically going to tell you without you asking them, if they are ready to move forward or not. And in fact, here’s how we invite people to private lender luncheons. We call them up and we say, look, I’m putting on this event.
Jay Conner [00:16:20]:
I want to buy you lunch and I’m going to be teaching people a new way that most people have never heard of how to make high rates of return, super safe and super easy, and all passive. And I need your help. There’s the magic phrase. I need your help. I would like for you to come, even if you’ve got nothing to invest. I don’t care. I want you to come to help support me with this event. There’s the magic sauce.
Jay Conner [00:16:52]:
And I really, I don’t care if they got money to invest or not because the more people I can have at the private inter-luncheon where I’m exposing more people to this avenue, then I don’t know who they’re going to tell. Even if they’re not interested, who are they going to share this with? So the more people that you can get in front of to share your opportunity as to how they can get involved in your business, the better.
Ligia Deaton [00:17:19]:
Thank you for sharing that, Jay. And I was curious before you mentioned the private events that you’ve been doing. What was your strategy to find the people who wanted to hear about this or that you talked about this concept?
Jay Conner [00:17:35]:
Sure. So the first step, I mean, assuming you know your program, and by the way, in my book, I spell out the exact private lending program that I offer to our private lenders. So assuming you know your program and that, you know, you’re comfortable presenting the information, then the first step is to make what I just said, make your list. Make your list of potential private lenders from your contacts. So who should be on your list? And I say, make a list of 40 people. 40 people seem to be the magic number. There are multiple ways to get the word out. Right? And we’ll talk about that.
Jay Conner [00:18:19]:
But, you know, I didn’t go run around and run around trying to set up a bunch of appointments with people. I’m going to show you how I automated the process. So as far as inviting people to a private luncheon event, I want to, I want you to put a list together of 40 people. Well, who should, first of all, be on your list? I can tell you. People who are retired. Why would you want retired people on your list? Well, there’s a good chance they’ve got retirement funds. And if they’ve got retirement funds, I promise you, they are not happy with what’s going on with their retirement funds. I mean, look at the stupid volatility of the stock market today.
Jay Conner [00:19:04]:
And people that are retired, some of them I mean, they can’t handle the stress of, you know, the stock market fluctuations or, you know, the stock market selling off. As you see in this program, their principal loan amount and their investment remain the same. Just like putting money in a CD. They know exactly what the rate of return is going to be. And they love that. They love knowing. And, of course, when we pay what we do, 8% on first position notes and 10% on junior liens, That’s still even today, a lot more money than they can get in a local certificate of deposit. So retired people, who else should be on that list? Centers of influence in your community.
Jay Conner [00:19:53]:
Centers of influence in your community. If you’ve got contact with the mayor, to other people, centers of influence, people that are very involved in the Rotary club that, you know, all connected. Any people that are well known in your community, invite them to your event. They might not be interested, but that’s okay. They are a center of influence and who knows who they’re going to tell. The 3rd category of people to invite to your event are entrepreneurs business owners or high-level managers. Why? Because they get it. They get it.
Jay Conner [00:20:35]:
People, I mean, I mean, we’ve got a lot we got an I got a lot of private lenders in those 47 people that are self-employed or they’re retired from being self-employed. They own their businesses, so they get it. They, and when you teach the program, they understand the program. Now, one thing I mentioned a moment ago is how to automate this process. Now, if you’re invited, if you’re putting on an event, obviously the first thing you do is put it on the calendar because nothing happens without a self-imposed deadline. Right? So I want to schedule my private money event. Typically, the best days to do it are either Tuesdays, Wednesdays, or Thursdays. So I get it on the calendar. I make my list.
Jay Conner [00:21:17]:
I’ve got a script, in my book of what to say when you call them up. And again, that magic phrase is I need your help. Now how else do I get the word out very quickly and my, mastermind members as well? I give this to them. So one thing I did when I, when I, was cut off from the banks way back 2,003, I wrote a script, and I recorded it. Now back then, it was on CDs. Today, it’s on MP 3 and a a QR code to listen to. But I wrote a script for this audio, a 16-minute audio called Stress Free Investing.
Jay Conner [00:21:56]:
Now, here’s the way this automated process works to attract private money. Stress-Free Investing 16-minute audio introduces the idea of private money and what it is. As I said, none of my 47 private lenders ever heard of private money or private lending until I introduced them to it. So this audio gives the overview of what private money is and how you can be a passive real estate investor, but it does not spill the beans. Well, what do I mean by don’t spill the beans? It doesn’t go into the details of the program as far as what interest rate, are you paying. What’s the length of the note? What’s the frequency of payments? How can you get your money back early in case of an emergency? But those questions are raised, right? So the point and the purpose of this 16-minute audio is to get your contacts, green glands in their neck, swelling up where they can’t wait to hear the details of your private lending program. I’ll tell you a short story. So, when I was first raising private money, I recorded this 16-minute audio and it was on a Monday night here at the local, pharmacy at the Medical Park Pharmacy. They were putting on a little clinic at 7:30 on a Monday night and they were, they were gonna be they’re gonna have this product to help you lose weight.
Jay Conner [00:23:30]:
Well, I wanted to lose a little bit of weight, so I went there. I always kept my 60-minute audio, and my CDs in the car. So I went in there to the pharmacy, and I met this guy named Al. Now I found out very, very quickly that they were going to be selling these female hormone drops that you put underneath your tongue. And when you take these female hormone drops underneath your tongue every morning for 30 days, you can eat all the Cheetos you want, and you’ll lose £30. And I’m going, sign me up. I love Cheetos, and I wanna lose £30. Well, I met Al there at the pharmacy.
Jay Conner [00:24:09]:
I never met Al before in my life. Well, let me tell you something. Al needed more, a lot more female hormone drops than I did, if you know what I mean. So anyway, so we meet each other and, the, you know, the little presentation is over. Well, Al gets his female hormone drops. I get mine. And I said, Al, by the way, and I didn’t ask him what or did. I didn’t know.
Jay Conner [00:24:33]:
I said, Al, by the way, I got a 16-minute audio I wanna give you. It’ll show you how to make higher returns on your money than you can get anywhere else. I’ll be right back. So I went to the car and I brought in the CD and I handed it to him. And I said, look, by the way, this has got nothing to do with multilevel marketing. And I promise you, you’re going to love these 16 minutes. There’s my cell number on the cover. You call me if this resonates with you.
Jay Conner [00:25:01]:
I don’t even get his last name. I didn’t get his phone number or anything. Well, that was on Monday night. On Thursday, he called me up. He said, Jay, I’ve listened to this audio 3 times. Well, I could tell his Greek glands were already swollen up right in his neck. And I said, he says, I’ve listened to this 3 times.
Jay Conner [00:25:22]:
When can we get together? You see, he hadn’t heard the interest rate or that kind of thing. I said, well, I don’t know when you want to get together. He says, well, I’m on the road right now. He says, but I’ll be back home on Monday. I said, okay, well, come on down to my office on Monday. So he walked into my office and we went there in the conference room and we sat down and I said, by the way, Al, I didn’t even ask you when I met you last week. What do you do? He said multilevel marketing. Did I say? Well, I quickly learned that Al had a big problem.
Jay Conner [00:25:57]:
Al had over $1,000,000 in his checkbook and he didn’t know what to do with it. And of course, it was my ethical and moral responsibility to relieve him of his problem. So, anyway, I went through my little presentation, which by the way is all in the book as far as teaching the program. Notice I’m not telling Al about a deal. We never talk about a deal, with the program because if you do, you’re gonna sound desperate. And like you’ve heard me say, desperation has got a smell to it. So you’re not gonna come across as desperate. So I showed the program to him.
Jay Conner [00:26:34]:
Al, sitting right there, became our next $650,000 private lender. He didn’t want to give me the whole million. He wanted to start with 650,000. He eventually made his way to $1,000,000. And you know what? He referred a friend of his, actually a couple, a retired couple up in, Tennessee. And now they’ve loaned us over $500,000 on our deals just because of the word-of-mouth. So the moral of that story is to be sure and use the 16-minute audio that I talk about in the book. Have that ready all the time.
Jay Conner [00:27:15]:
The other moral of that story is don’t waste your money on female hormone drops because they do not work.
Mike Deaton [00:27:22]:
I’m gonna make a note I’m gonna make a note of that right now. Hold on.
Jay Conner [00:27:29]:
That’s great.
Mike Deaton [00:27:29]:
I love it. Oh, man. Yeah. The pow so many great nuggets there. I can’t even summarize all of them, but I am curious about, a couple of things a lot of things. But, your business model exactly. So, we give you $500,000 to leverage into into some real estate there. What happens practically from cradle to grave?
Jay Conner [00:27:57]:
Sure. So the first thing that happens is you’re just gonna tell me as my new private lender, how much you got to work with. If it’s so you got 500,000. If it’s retired, if it’s in retirement funds, then the next thing I’m gonna do is I wanna introduce you to the self-directed IRA company that I always recommend to get your retirement funds moved from wherever they are right now. They might be in the stock market. They might be in a previous employer’s 401 k, wherever they are.
Mike Deaton [00:28:28]:
Yeah. By the way, I didn’t mention I didn’t mention this earlier when you were going through it. But by the way, on top of the the volatility of all that, there are so many fees and hidden fees and things that are being sucked out of people’s, IRAs and index funds and all of that stuff that, you know, I know my parents, every time they talk about it, they’re to your point, they’re extremely disappointed with, the performance of their investments, which is largely because of all of that. And so, yeah, another reason, get it in your self-directed account. Some of them you can be your custodian and, and do all that kind of stuff. So sorry to interrupt you, but okay.
Jay Conner [00:29:07]:
No. No. No. You’re you’re exactly right. So we’re going so I’m gonna help you get it ready to go. If it’s just sitting in your checkbook or checking account, you’re ready to go. If you need to move it over to the self-funded IRA company with current retirement funds, it normally takes 2 to 3 weeks to get that done. So now you’re ready to go.
Jay Conner [00:29:25]:
So the next thing that’s going to happen is I’m going to find a deal for you to fund or participate in just as soon as possible, because if you’ve just got investment capital and you’re waiting for me to put your money to work, well, you’re not gonna wait forever. After all, private money is like bananas in the grocery store. If you don’t consume it pretty quickly, it’ll go it’ll disappear on you. Right? Ask me how I know that. If it’s retirement funds you’ve got and you’ve moved them over to a self-directed IRA company, you are counting on me to put your money to work. That’s why you moved it over, was so that I could put it to work for you. So I am ethically bound to find a deal just as soon as possible. So you’re ready to go, so now I’m gonna find a deal. Well, here’s an important point.
Jay Conner [00:30:16]:
If you’re so first of all, I preach and practice, the money comes first. Get the money lined up for your deals first because I tell you what, Mike. Y’all might have heard it. I don’t know. You probably have. I’ve heard it many, many times. And every time I hear it, I wanna throw up. You got these gurus going around saying, just get the deal under contract.
Jay Conner [00:30:42]:
The money will show up. Where? Where is the money going to show up? Well, now if you’re wholesaling and you have a buyer’s list, well, you need to put that buyer’s list together first. Right? But I say if you’re gonna stay in any deals if you’re gonna stay in the deals, get your money lined up first. So you’ve told me how much you got. So it’s very, very important if you’re gonna raise private money, you need to know what your consistent lead machine lead magnet machine is gonna look like to have consistent seller leads coming into your funnel all the time. Right? I mean, I tell people all the time, if you don’t have consistent seller leads, sellers of properties, I’m talking about in the, I’m talking about in the single-family space, right? If you don’t have leads coming in consistently, you have a hobby. You don’t have a business. So I have multiple channels where I have sellers for sale by owners and individuals.
Jay Conner [00:31:47]:
I mean, I’m not getting any deals out of the multiple listing service. I hadn’t bought a deal out of the multiple listing service since COVID. Right? I mean, it’s been quite a while. So we market every day to individuals who own properties that don’t even have their house for sale yet in the multiple listing service. Either the property is distressed or they are distressed or both. So who do we market to? Well, I’ve got 3 different vendors that I use for pay-per-lead, not pay-per-click, pay-per-click on Google as if you’re doing it yourself. So I pay per lead, but Google, those are people that are going on Google and they’re searching for sell my house fast or buy my house fast or those kinds of key terms. So we get leads coming in from them.
Jay Conner [00:32:41]:
I got I do Facebook ads. I do I’ve got 2 different Facebook ad campaigns going all the time. Thirdly, I got a direct mail campaign going to everybody in foreclosure. We’ve got 8 letters that we mail to them sequentially. We also, are I got a full-time outbound caller who works 40 hours a week, and we’re calling tired landlords. We’re calling inherited properties. Those are the 2 categories that we’re buying most of our properties on right now, And that’s inherited properties, tired landlords, and, also tax delinquents, are pretty popular as well. So we got all these leads coming in.
Jay Conner [00:33:22]:
So now I have a lead come in. I negotiate the deal with my acquisitionist who talks to all the sellers for me. I decide what I want to offer on the house. We get the we get the house under contract. Now, once the house is under contract, now let’s say, you 2 are my new private lender. You got 500,000. And so I call you up with the good news phone call. And the good news phone call, what does it say? So I call you all up, and I say I got great news.
Jay Conner [00:33:53]:
I can now put your money to work, but I can’t put all of it to work. You’ve got 500,000. I know you told me that, but I can put half of it to work right now. I can put 250 to work. I’m negotiating on some other deals, right now, and hopefully, I can put all of it to work. But then I’ll tell you about the property. So I’ll say, I’ve got I’ve got a property, in Newport with an after-repaired value of $400,000 I can use your 250,000 on that property. Closing is gonna be next Friday.
Jay Conner [00:34:29]:
You’ll need to have 250 of your 500 wired to my real estate attorney’s trust account. You’re not going to send me the money directly. I never get money directly from my private lenders. It’s going to go to the closing agent, either your real estate attorney or your title company trust account. And I’m gonna have them email you the wiring instructions for you to send it out next week. So I’m not pitching you the deal. Why am I not pitching you the deal? Because I’m not bringing you a deal to fund unless it matches the criteria of the program that I already taught you. You already know I’m not going to borrow more than 75% of the repaired value of the house.
Jay Conner [00:35:13]:
So you already know what the parameters are that a property has got to meet for me to even tell you the good news that you can now fund it. So that’s the end of that conversation. You are the funds. We close on the deal. And then what happens right after that? Well, you as the private lender, got your promissory note. You got your own in North Carolina. It’s a deed of trust. Most people call it a mortgage.
Jay Conner [00:35:40]:
And so after that deal is recorded on public record, the, closing agent, the real estate attorney is gonna mail you the original promissory note, and they’re gonna also mail you the recorded mortgage or deed of trust that collateralizes your note. In addition to that, I’m going to name you as the mortgagee on the insurance policy. So, I’m giving you all the protection just like a bank. So, if you borrow money from the bank and get a mortgage, the bank’s name is the mortgagee. You, as the private lender, you’re named as the mortgagee on the insurance policy. Well, that gives you another layer of protection because if I ever file a claim, an insurance claim on that property, well, the insurance company is gonna make the check payable to not only my entity but to you as well as the mortgagee. So you’re gonna have to sign off on that check, another layer of protection. I’m also gonna name you on the title policy as an additional insured.
Jay Conner [00:36:39]:
In case there are any title issues down the road, you’re protected as well. All of us are protected. So now we’re gonna start most of these properties we buy, not most, all, need renovation to some degree. And so you will have wired me money for the purchase, and you will have wired me money in that 250,000 for the renovations as well. Now, if you didn’t wire the money for the renovations, I may have another private lender in 2nd position, junior position underneath you, that may have loaned me $50,000 or whatever for the rehab. They’ve got their separate note, their deed of trust or mortgage. And so then we’ll renovate the property. And in this market, since we have no inventory, we’ll put it in the multiple listing service with our Realtor.
Jay Conner [00:37:28]:
We’ll sell it, and then you will get cashed out. You’ll get your principal loan amount that you invested. All of that comes back to you from the closing agent that represented the buyers of that house. So you’ll get paid off along with any unpaid accrued interest that we haven’t paid you interest for, you know, in the interim. And then we will rinse and repeat.
Mike Deaton [00:37:54]:
It’s great. I mean, it’s, it’s clean. We run a land business where we do a lot of owner financing, and so a lot of the terminology is very similar. We used, you know, promissory notes and and contracts and and transfer of title through the deed. Just so I’m clear that I’m clear on your process. In this instance, like, what would a hypothetical purchase price be that you had bought that property for? So are you saying, like, you had 250,000 to allocate, maybe another 50? So are you buying the property for 2.50, and then you’re estimating another 50 in the renovations, and then you sell it for 4. Is that is that what it is? Or you you mentioned you mentioned, 75 not not leveraging more than 75%. So is that coming from somewhere, that I’m I’m not backing up on?
Jay Conner [00:38:53]:
So, Right. So 75 I’m not allowing my private lenders to loan me more than 75% of the repaired value. So let’s run the numbers.
Mike Deaton [00:39:04]:
Okay. Loan to
Jay Conner [00:39:05]:
value type thing here. So, let’s say the repaired value of a property is $400,000 Okay. So that’s the after-repaired value. So I can borrow up to 75%, which is 300,000 after repair value. So I borrow up to 300. Now, let’s say you loan me 2 well, you had 500. In this case, you could loan me the whole amount. You could loan me 300,000.
Jay Conner [00:39:34]:
Or if I used half of your 500, you can loan me 250,000 and I could get 50,000 from another private lender in 2nd position. So now we’re talking about a total loan to value. Total loan to value, meaning I’m adding your loan amount of 2.50 to another private lender’s loan amount of 50. 2.50 plus 50 equals 300,000 divided by 400 is 75%. Now, let me share this with you. You asked the question, well, what would you be buying this property for with a after repaired value of 400,000? So here’s my formula. So I take 400,000 as the repaired value. Any after-repaired value over $300,000 I’m a multiply time 80%.
Jay Conner [00:40:25]:
80%. And so then that’s 320. Now I’m going to subtract repairs. All right. So let’s say repairs are $50,000 I’m subtracting 50,000 repairs from that 3.20. And so that equals, of course, 200 $70,000 That’s what we call the maximum allowable offer. But I never offer the maximum allowable offer because Murphy, what can go wrong will go wrong. Murphy and his family always show up on renovations, even when you’ve got a home inspection.
Jay Conner [00:40:59]:
So I would probably give myself another $20,000 cushion. Okay. On this purchase. Right? So another 20,000 cushion, I would buy this property for no more than $250,000 So I buy it for 250, renovations are 50,000, our example. There’s a total there 300,000 that I need for the purchase and the renovation. So I’m borrowing 300,000. I’m getting a check for $50,000 when I buy. I mean, who wants to get paid to buy houses? Right? I love the phrase on my real estate attorney’s check stub.
Jay Conner [00:41:40]:
It’s called excess cash to close. And I love me some excess cash. Right? So I’m taking no money to the closing table. I mean, every private lender deal that I do is a no-down payment, proposition. I’m not taking any down payment. And people ask me, they say, Jay, why would a private lender loan you money on a deal and you got no skin in the game? Well, I can tell you what the skin in the game is. The skin in the game is the equity in that property. So if I don’t pay them and they get the property, they got a house that’s worth $400,000 after fix up.
Jay Conner [00:42:23]:
Now they don’t wanna mess with it. They don’t wanna mess with the fix-up. They don’t wanna mess, you know, with the rehab. So even if they sold it for, you know, 350 or $325,000 they’re still made whole. Right? So that’s the way it works. Those are the formulas that I use for the maximum amount that I’m gonna pay. So it’s very typical for me to buy a house at 50¢ or less than 50¢ 50% of the repaired value. Mhmm.
Mike Deaton [00:42:59]:
And is there or has there been a situation, in which the values have drastically changed such that, equity’s not there for somebody that’s lent money or I guess that risk is theoretically there?
Jay Conner [00:43:14]:
Right. Well, since we’re getting in and out a lot of these deals within 6 months to 9 months, the market’s not gonna shift that much in a 6-month or 9-month period. But again, that’s why we only borrow up to 75% of the after-repair value. We want to give our private lenders that 25% equity cushion to where if prices are coming down quickly, we can cash out and liquidate fast enough to where the private lenders made whole. And that brings up a good point. Ever since 2003, every private lender has gotten every cent that was promised to them, I mean, I’ve rehabbed over 500 houses right here in this local area. And every private lender has gotten 100% of what was coming to them. Why is that? It’s because of the way that we buy conservatively.
Mike Deaton [00:44:10]:
Yeah. It’s a great model. I mean, we do the same thing, but with land. I mean, we don’t buy unless it’s at a certain percentage to the market value, so the profits, you know, baked in and guaranteed in a sense there. Yeah. I love it. And, yeah, I don’t think you touched on this earlier in this podcast, but you are operating in a very small geographical region just right there close to home. Right? You’re not it’s not like you’re across the country looking for deals everywhere.
Mike Deaton [00:44:39]:
You’re able to successfully do 500 plus homes in your small market there in North Carolina.
Jay Conner [00:44:45]:
That’s right. Yeah. Our total market, I mean, surrounding Morehead City, our total market is only 40 to 50000 people. Right? And so since it is a small market, I want to dominate the market with our marketing.
Mike Deaton [00:45:02]:
Yeah, it’s great. You could flood, flood the zone.
Jay Conner [00:45:04]:
I mean,
Mike Deaton [00:45:04]:
I would,
Jay Conner [00:45:04]:
I would much rather be a big fish in a small bowl than a small fish in a big bowl.
Mike Deaton [00:45:14]:
I hear you. Yeah. Same. That’s great. So, I mean, you have gone from I guess you said 2003, you started with this business model and since done 505 100 deals and been able to scale. What what’s what’s your approach to scaling your operation? Has it just organically grown year after year? You’ve continued to invest in marketing and outreach and word-of-mouth, or is there some kind of a strategy there to
Jay Conner [00:45:48]:
Well, that’s a good question. So how have we been able to grow it? Well, when I started, I was the most disorganized mess you have ever seen. I was trying to run this business on a bunch of Post-it notes. Now don’t get me wrong. I still use my I still use my post-it notes. Right. But I was trying to run the whole business on Post-it notes. And it wasn’t until I got our proprietary software that we got developed to keep up with all my leads.
Jay Conner [00:46:21]:
But, I mean, there’s no telling how many 1,000,000 dollars I’ve lost because I didn’t have a follow-up system in place that was automated with software. And so the business changed when I started getting all my seller leads in the software, all of our buyer leads. I’ve sold a lot of homes on rent to own. And to where I mean, I got the same acquisitionist that talks to our sellers. She’s been with me for 18 years. Right? And so instead of us spending hours on the phone talking through deals and trying to, because she works from home, trying to figure out what I’m going to offer. It’s all in the software now. I mean, I might talk to her over the phone once every 3 months or whatever.
Jay Conner [00:47:07]:
All the communication is in the software. So how are we able to, how are we able to scale the business? Your team members. My dad is known for being the 3D man, which stands for dictate, delegate, and disappear. He’s great at getting out of his way. Right? And I was running around with my hair on fire, trying to do everything myself. You cannot scale your business if you’re out there trying to do it all yourself. So my team member, I mean, I haven’t gone and looked at a house in years as far as before buying it. So how’s that automated? Well, once my act so I’ve got my job is to keep the marketing machine turned on.
Jay Conner [00:47:50]:
I gotta have at least 15 to 20 leads coming in a week and getting property lead sheets. My acquisition is getting that. And so I got the marketing machine turned on. Once we determine, myself and the acquisitioners determine that it looks like that could be a deal. So then I asked my realtor to give me the repaired value, even though I know this market very well. So the Realtor will give us an after-repaired value, but all this is done in the software. It’s just like moving a deal through the pipeline in the software. So all I do is click on the lead, take my mouse, and move that little box over to the next pipeline that says get realtor opinion.
Jay Conner [00:48:35]:
Well, it automatically sends an email to our realtor from the software that says, need your opinion on this property. So then the realtor sends that back to my acquisitionist. She puts it back in the software. Now I’m notified there’s a realtor’s opinion for me to review. I review the realtor’s opinion. And then if the numbers make sense, I move it over, to the pipeline. And I say schedule an appointment. So now my acquisitionist has automatically got a message to schedule an appointment for our, crew leader, our project manager, and the realtor to go look at the house.
Jay Conner [00:49:12]:
So that gets scheduled, and they go look at the house. And my project manager gives me a budget sheet for the renovation. The acquisitionist puts that in the software. Now I get a notification. Hey, there’s a budget sheet that you need to review in the software. So I look at the budget sheet. I run the numbers. I make the offer.
Jay Conner [00:49:31]:
Now I’m moving over in the pipeline and the software says to make an offer. And so then, by the way, I never bought a house that I didn’t make an offer on. Right? So, make offers, make offers, make offers. So I’m moving over to the pipeline. And here’s the offer that I wanna make. If they’re asking a ridiculous price and there’s no spread, then I just move it over to pass. And then my acquisition is communicated with the sellers. So it’s because of these systems that we now have in place.
Jay Conner [00:50:00]:
And my mastermind members love duplicating these systems. It’s because of these systems that I’m able to run this business, this 7 figure net business per year in less than 10 hours a week. I mean, I got 2 jobs. Make sure the marketing machine is turned on. We have seller leads coming in the pipeline and I’m in the software and I am pushing the buttons on what we should do next with this deal. So my total involvement in the software is maybe 20 or 30 minutes a day. That’s it.
Mike Deaton [00:50:36]:
Great. It’s a it’s a beautiful, very efficient-sounding system. Are you also involved in the private money side of things? Are you still hosting luncheons, and giving online seminars, is that just because you have a bank of of lenders already?
Jay Conner [00:51:00]:
Yeah. I mean, it’s like, you know, what happens after a while is you get new private lenders, and then they, you know, they spread the word, and you got referrals. And so, really, I have a juggling act right now, and that is doing my best to make sure that I keep our private lender’s lender’s funds invested. So I’m not having to act if we go out and raise any more new private money. It’s just a matter of keeping all this money we have available at work and invested.
Mike Deaton [00:51:31]:
And it sounds like some high percentage of your, I’m gonna call them clients, reinvest beyond where they once
Jay Conner [00:51:39]:
All of them. All of them.
Ligia Deaton [00:51:42]:
Yeah. I was about to say that you are sure you have all these private lenders that, you know, with this model rinse and repeat, after they get their money and the profit after a deal, they wanna reinvest all the time.
Jay Conner [00:51:55]:
So they keep you moving. Where else are they gonna go? Like, where else are they gonna go?
Mike Deaton [00:52:02]:
Crypto.
Jay Conner [00:52:04]:
Right. Yeah. I heard Bitcoin recently went crazy.
Mike Deaton [00:52:09]:
Well, it does. It does. And then it goes crazy down and then crazy high. It’s a Right. Crazy business model. Yeah. That’s brilliant. love it.
Mike Deaton [00:52:21]:
Just shifting gears just a little bit, more to, maybe your mindset and your personality. It sounds like and I see a lot of parallels, honestly. I grew up, my dad was a general contractor in the eighties when, really home building was taking off. Well, actually before that, my parents were the original house flippers. Like, I lived in, 30 homes in my childhood because my parents would would buy a home that needed fixing up. We would live in it, and then they would be renovating it while we lived in it and then sell it for a profit and buy another home. And, I’m amazed to hear I mean, I remember the homes we lived in, and some of them were very nice, large homes and beautiful neighborhoods that they bought for less than $10,000, like, you know, that I this is in Fort Worth, Texas, and I’ll drive around every once in a while when I’m back visiting. And, you know, some of them are worth 7 figures now.
Mike Deaton [00:53:29]:
And it’s just crazy to think of the values and the way they’ve they’ve appreciated. But, anyway, we did the home flipping thing living in, and then my dad became a general contractor and the business took off. But then you had the savings and loans crisis that really, hit all of the real estate industry. And then it became overly burdensome for him to go about you know, before he could do deals on a handshake, he would go into the bank and lending was very easy and there weren’t a whole lot of regulations and then it just became crazy to be able to get money. And a lot of the big box home builders came in and they were just building cheap products and doing all the stuff, so it was hard to compete. But it was, it was a journey. And for whatever reason, I did not get that bug as a child so I didn’t go the entrepreneurial route. I went a corporate route and got into a company and got a job in a 401 k and all that stuff until later in life.
Mike Deaton [00:54:26]:
And then I decided I wanted to go the entrepreneur route. But it sounds like your dad had a company, quite a large company, And you worked in the company, at a certain age, and, so I don’t know if that if you already had this personality as a child or if this was something cultivated over time from working and watching he and his company and doing all that. But it sounds like you you’ve taken some of that and put it into your journey, once you got into real estate and just have continued to develop your company to a really large size. Is that is that something that you think just came naturally to you or that you, worked out over the years? Or
Jay Conner [00:55:11]:
Well, being having the opportunity my personality has always been the same. Right? It’s like Uh-huh. I’m like the pretty I’m like the happiest person you’re probably ever gonna meet in your life. I just that’s just the way I’m wired. Right? I learned years ago a formula from Jack Canfield, which is called, e plus r equals o. Whatever event the e stands for the event. Whatever event happens in your life, you might have been responsible for that. Maybe you were.
Jay Conner [00:55:43]:
Maybe you aren’t. But the event happens, and let’s say it’s a challenge. Well, you’re 100% responsible for the r, which stands for your response to that event. You get to choose your response, which therefore equals o, which e which stands for the outcome. So we are so blessed to be able to choose how we want to respond to anything that comes our way, and therefore be a part of and decide what you want your destiny to be. So it’s all about having a mindset of being a victor and not being a victim if you know what I mean. Most people go through life with the tide taking them wherever the tide goes. Right? And so anyway, I’m sure being around my dad and his brilliant mind, for many years working in the company with him, had a huge influence on me and how I go about my business, how I treat my people, how I treat my team members.
Jay Conner [00:56:47]:
I never looked down at anybody. I’m not better than anybody else. We all have got a very, very important role to play on the team or you wouldn’t be here. Right? And so, the way that I’m able to interact with people, I’m sure plays into the success as well. But, you know, it’s like Zig Ziglar says, you’re just helping other people get what they want. You’ll have all you want. I believe big time in the law of reciprocity, and what goes around comes around.
Mike Deaton [00:57:21]:
Yeah. I think that is just a beautiful way to put a pin in this podcast and put a bow on it. Those are some beautiful words of wisdom. I find a kindred spirit in you, Jay. Yes. Impressed with what you’ve built there and and intrigued. And for anyone out there listening whose, greed glands are bulging or who wants to get in touch and hear a little bit more about you, what’s the best way to get in touch with you?
Jay Conner [00:57:48]:
Absolutely. So I’d love to give my book away. This book is called Where to Get the Money Now. Subtitle, How and Where to Get Money for Your Real Estate Deals Without relying on hard money lenders or institutional lenders. And, you can get the book for free. This is not an ebook. You can’t download it. I’ll autograph it, and ship it to you in a 3-day day priority mail.
Jay Conner [00:58:10]:
And, you can get the book for free at www.Jayconner.com/Book. So I’m an ER, not an OR. So that’s Jay Conner, www.Jayconner.com/Book. The book’s free. Just covers shipping and handling, and we’ll ship it right out to you.
Mike Deaton [00:58:33]:
Awesome. Beautiful. Well, thanks again for coming on the show, sharing your wisdom, adding value to your community, and, helping educate, so many people about, good, consistent, steady ways to make money and earn cash flow. And, we do appreciate your time and, getting to meet you, Jake.
Jay Conner [00:58:52]:
You are certainly welcome. Thank you so much for having me on, and god bless y’all.
Mike Deaton [00:58:58]:
Same to you. Take care.
Ligia Deaton [00:58:59]:
You as well.
Mike Deaton [00:59:00]:
Bye bye. For those of you joining us today, we hope you enjoyed this time in the champion’s corner as much as we did. Got some awesome takeaways, and most importantly, we’ll take action to continue living your best life and maximizing your potential. Mindset is such an important aspect of life, and when coupled with action, delivers undeniably powerful results. Please subscribe to the podcast to hear from more great guests and get the latest mindset mastery insights and cash flow matchups. Again, thank you so much for investing your time with us, and we look forward to seeing you next time on the Cash Flow Fight Club podcast.