Fund Your Next Deal
Without The Bank's Money
How to have private money committed and waiting before you make an offer, so a seller's yes turns into a closing instead of another deal that goes to the investor who had cash on hand.
Two sessions. Under 90 minutes each. Bring a notepad.
Finding The Deal Was The Easy Part
You found the deal. You did the marketing, you drove for dollars, you got the seller down to a number that finally works. Then the hard money lender drags their feet, or flat out passes, and by the time you scrape the money together, someone else has already closed it.
They found the same deal you did and they closed it, because the money was ready when it counted.
And it doesn't stop at one deal. Sellers remember when somebody can't close. Agents remember it. Wholesalers stop sending deals to investors who can't perform. One loss turns into every deal after it.
Then there's the cost that never shows up on a spreadsheet. After you lose one like that, you make fewer offers. That single loss keeps taking deals off your board for the rest of the year.
And here's the one almost nobody says out loud. Some nights you wonder if the real problem isn't the market, or the lenders, or the bad luck. You wonder if it's you. You wonder how everybody else seems to have figured this out, and you're the only one who can't.
You Did Exactly What You Were Told To Do
Every fix you reached for was a single lever pulled on its own, and not one of them touched the thing underneath.
You went to the bank. Good credit, good relationship, and it still failed you, because one bank controls that money and can pull it the moment their rules change.
You tried hard money. It was there when you needed it, and it ate your profit alive. Points, rates north of eighteen percent in the first year, appraisal fees, and you still brought your own cash to the table.
The private lender conversation came next. Improvising, guessing at the words in the moment. One fumble and your credibility went with it.
Somewhere in there, another course. Thousands spent, nothing to show for it, and now you don't trust anybody who promises to teach you this. Fair. That one is not on you.
Each one was a single lever bolted onto a business with no funding supply behind it. Pull whichever lever you like. Until the money is committed before you go looking, the deal still dies at the closing table.
Nobody ever taught you how to raise money. They taught you how to find a deal and run the numbers, then sent you to a bank, then to a hard money lender, then to a course. The one thing nobody showed you was how to get comfortable with the money already sitting in the lives of the people around you.
Who These Two Days Are For
This is for you if
- You're actively working deals, whether you've closed one or a hundred
- You've lost a deal, or walked away from one, because the money wasn't ready
- You're tired of handing your profit to hard money in points and interest
- You want a business that runs on repeat, not one nervous deal at a time
- You're willing to talk to people you already know about money
- You want the funding handled before you make the next offer
This isn't for you if
- You're looking for someone to hand you money instead of teaching you to raise it
- You want passive income with no relationship work involved
- The idea of ever bringing up private lending with someone in your own life makes you want to run the other way
- You're hoping for a get-rich-quick angle. This is real work that pays real returns
What You'll Walk Away With
Two sessions, under ninety minutes each. Day one is why the money keeps showing up late. Day two is the entire system for fixing it.
Why The Money Keeps Showing Up Late
What actually kills deals at the closing table, and what it has been costing you.
- Score your funding readiness across the four dimensions that decide whether you close
- What banks, hard money, and going it alone each cost you on every single deal
- The 2009 phone call that cost me over $100,000, and the funding model I built after it
- Real math on what lost deals have already taken out of your year
The Private Money Success System
All five pieces, in the order that makes them work.
- How to find private lenders inside your own life, without cold calling a stranger
- How to open the money conversation, without it ever landing like a favor
- The move that gets lenders reaching out to you first, so you're never chasing
- What to say to walk away with a committed number and a date
September 14 & 15 · 6:00-7:30pm CT · Live online
Five Pieces. One System.
Each one feeds the next. That's what makes it a system instead of five tactics.
The Hidden Lender List
Find your lenders inside your own life, without cold calling a stranger or meeting anyone new.
The Money Conversation
Open the conversation without it landing like a favor. You never talk about a specific deal at all.
The Lender Magnet
Get lenders reaching out to you first, without chasing anybody down.
The Funding Sit-Down
Turn interest into a decision without over-explaining and losing them in the middle.
The Verbal Commitment
Walk away with a real number and a real date, and no pushy ask to get there.
The list gives you people. The conversation opens the door. From there the magnet brings them to you, the sit-down turns interest into a decision, and the commitment turns that decision into money you can bank on before you ever make an offer.
Jay Conner
The Private Money Authority
For six years I did what everyone tells you to do. I went to the bank. Good credit, a great relationship with my banker, deals closing. From the outside it looked solid.
Then January 2009. I had two deals on the table worth over a hundred thousand in profit, and I called my banker to line up the money like I always did. He got quiet. Then he told me they'd shut down my line of credit. No warning, no missed payment, no mistake on my end.
That was the moment I saw it. I'd built my whole business on one point of failure. One bank. And when it vanished, so did my ability to do a single deal.
So I asked a different question. If the banks won't lend, who will? What I found was everyday people with money sitting in savings, CDs, and retirement accounts earning next to nothing. I stopped begging banks and put on a teacher hat instead. In less than ninety days I raised $2,150,000 in private money, every dollar of it from someone I had simply explained the opportunity to.
That grew into a network of 47 private lenders, many of whom still fund my deals today. Same guy who almost lost everything to one bank's decision. Completely different result.
Two Days To Funding You Control
- Fund deals without a bank deciding whether you get to close
- Keep the profit hard money takes in points, fees, and eighteen percent
- Make offers with the money already committed, instead of hoping it comes together
- Build a lender bench that funds you deal after deal, not one nervous deal at a time
September 14 & 15 · 6:00-7:30pm CT · Live online
Questions
Do I need to have closed deals already?
No. The room will have investors who've closed dozens and people working toward their first. Both days are built to be useful either way. What matters more is that you're actively pursuing deals rather than still deciding whether real estate is your path.
I don't know anyone with money to lend. Is this pointless for me?
Many investors say the same thing on their way in. The lenders are usually already there, in the people you'd never have thought to look at. Finding them is one of the first things we cover.
Doesn't this mean asking friends and family for money?
You're offering an everyday person a return backed by real estate that their savings account and their CD will never give them. I have 47 lenders and I've been thanked, over and over, for introducing them to it.
Is it live, or recorded?
Both sessions are live. You'll be able to type in the chat, and Jay teaches off what the room puts there.
What if I can only make one of the two days?
Come to both if there is any way to do it. Day one sets up the problem and day two is where the entire system gets taught. Day two on its own loses most of its weight without day one.
Is this going to be a pitch?
Straight answer: on day two there's an invitation to a conversation, for the people who want help implementing this. There's no obligation attached to it, and either way you walk away with everything taught across both days.
I already have a hard money lender. Why would I switch?
You don't have to switch. You have to stop handing away your profit. Private money costs a fraction of what hard money does, with no points and no origination fees eating your margin on every deal.
Picture A Random Tuesday
A seller you've been working for two weeks finally says yes to your number. You already know exactly who you're calling, and the money is committed and waiting. That's the whole thing, right there.
Two sessions, under 90 minutes each · 6:00-7:30pm CT · Live online
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September 14 & 15 · 6:00-7:30pm CT
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