In the ever-evolving world of real estate investing, many aspiring investors find themselves stuck—not due to a lack of deals, but because of uncertainty about how to fund those deals or structure them in a way that truly works. In a recent episode of the Raising Private Money podcast, Jay Conner sat down with Jeremy Davis to break down practical, no-nonsense strategies for tackling these very challenges.
If you’re ready to cut through the noise on market trends, creative financing, and raising money, here are critical takeaways from that illuminating discussion.
The Danger of Shallow Knowledge and the “One-Strategy” Trap
According to Jeremy Davis, one of the biggest pitfalls in today’s educational landscape is getting swept up in advice that lacks depth. Far too many resources cover a wide range of topics but don’t go deep enough to help you solve real-world problems. For example, the idea that “co-living” is a magical exit strategy for every deal is misleading. As Jeremy Davis points out, co-living works great with the right stabilized asset—but shouldn’t be your only ace in the hole. The reality is, every property and situation demands a different strategy, and trying to force a square peg into a round hole (like converting every property to co-living) is a recipe for failure.
Instead, real opportunity comes from targeting the right deals—specifically, those where motivation, timelines, and equity or terms align with your desired outcomes.
The Power of Niche Data in Finding Motivated Sellers
So where do investors find these ideal deals? The secret, Jeremy Davis teaches, is in niche data. For those less familiar, niche data means focusing on very specific segments of sellers—such as pre-foreclosures, tax delinquent properties, or probate deals. These categories are goldmines because of the built-in timelines and motivation: whether someone’s about to lose their house to the bank, falls behind on property taxes, or inherits a property they can’t afford to keep, these situations force action.
Deals found through these channels not only have the highest chance of being discounted, but also offer you chances to structure financing more creatively—negotiating everything from interest rates to balloon payments.
Don’t Worry About the Money—Until You Have the Deal
A standout moment in the conversation is Jeremy Davis’s advice on the sequence of worrying about funding. Contrary to what many newbies believe, you don’t need to have all the money lined up before you secure the deal. Instead, focus first on negotiating and locking up a great property. Then, tap your pre-vetted list of private lenders or hard money investors. This approach stops analysis paralysis and gets you into action, which in turn builds the kind of momentum that attracts available capital.
However, consistency is key: if you’re only doing sporadic deals, your favorite lenders might lend their money elsewhere while you’re waiting for the next opportunity. Building a consistent pipeline is how you maintain relationships, credibility, and access to capital.
Marketing: More Than Just Finding Sellers
Most investors equate marketing with looking for motivated sellers. But, as Jeremy Davis shares, marketing is just as crucial for attracting private lenders. By becoming visible—whether through social media, networking, or sharing your journey online—you not only find deals, but you draw in people who want to put their money to work with knowledgeable operators. For instance, one simple video walking a property led him to raise $300,000 from two passive investors who were watching his content.
The Myth of 100% Financing
Yes, you can fund a deal (purchase and rehab) with zero out of pocket. But as Jeremy Davis emphasizes, these “home run” deals are rare; you’ll need to talk to a lot of sellers, sift through dozens of situations, and market consistently. When you do find a deal with strong equity or terms, private and hard money lenders will compete to fund you—because the numbers make sense, not because you talked a good game.
Raising Private Money: Credibility, Clarity, and Consistency
Finally, Jeremy Davis stresses that raising private capital isn’t about seeking out “rich people” or sophisticated financiers. It’s about being visible, clearly presenting your numbers, and establishing trust through transparency. Whether or not you use formal pitch decks, being able to answer every lender’s questions and understanding your deal inside and out is non-negotiable.
Final Thoughts
If there’s one universal truth from this episode, it’s that solving problems, not chasing unicorn exit strategies or waiting for perfect circumstances, is how you create a real estate investing business that grows. Armed with deeper knowledge, niche data, and the right approach to networking and marketing, you’ll be able to find and fund the deals that set your portfolio apart.
Interested in learning more? Jay Conner encourages listeners to check out Jeremy Davis’s free Friday workshops and keep seeking out education that goes deep, not just broad.
Ready to do your next deal? Take action, get visible, and focus on solving real problems—the money will follow.
10 Discussion Questions from this Episode
- Jay Conner mentions that finding money, rather than finding deals, is often the bigger challenge for real estate investors. Do you agree? Why or why not?
- How does Jeremy Davis define “creative finance,” and why does he believe it’s crucial for investors who lack strong credit or capital?
- Jeremy Davis discusses his concerns with co-living as an exit strategy. What do you think are the risks and rewards of co-living in today’s market?
- What is “niche data,” and why does Jeremy Davis emphasize pre-foreclosures, tax delinquency, and probate as valuable sources for investments?
- How does Jeremy Davis approach the issue of whether to focus on finding deals or raising capital first?
- In what ways does marketing help real estate investors not only find motivated sellers but also gain access to private capital?
- Jeremy Davis shares a story about losing money on a deal due to misplaced trust. What can be learned about risk, due diligence, or structuring deals from his experience?
- What steps does Jeremy Davis outline for achieving 100% financing, including rehab costs, on real estate deals?
- Jeremy Davis and Jay Conner discuss the importance of education and communication when raising Private Money. How important is a pitch deck, and what alternatives could work?
- What key misunderstandings do most investors have about raising private capital, according to Jeremy Davis, and how can these be overcome?
Fun facts that were revealed in the episode:
- Accidental Capital Raising
Jeremy Davis once raised $300,000 in private capital from a single social media video that was just about whether or not he should paint a fence black 16:13. The power of casual, authentic marketing can’t be underestimated! - 100% Financing—Even for Rehab
It’s possible to structure real estate deals with 100% financing—including the rehab costs—as long as there’s enough equity in the property. Jeremy Davis explained how deep discounts and strong deals open up options with both private and hard money lenders. - The Only Deal He Lost Money On
Despite helping over 1,000 new investors and building a massive portfolio, Jeremy Davis has only ever lost money on one deal—and it involved lending to someone who promptly left for Peru and never returned! That experience became a recurring anecdote in his family.
Timestamps:
00:00 Addressing myths in real estate education
03:39 Creative finance for new investors
08:07 Buying probate properties with no interest
11:27 Building an Investor Network
14:06 Using hard money for BRRRR strategy
19:43 Explaining 100% financing deals
21:00 Finding real estate opportunities
24:04 Understanding DSCR Loans
29:34 Common mistakes in raising capital
30:19 Educating Private Lenders and Investors
31:39 Connect with Jeremy Davis
https://investorsemester.com/workshop
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What is Private Money? Real Estate Investing with Jay Conner
http://www.JayConner.com/MoneyPodcast
Jay Conner is a proven leader in real estate investing. Without using his own money or credit, Jay maximizes creative methods to buy and sell properties with profits averaging $86,000 per deal.
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