***Guest Appearance

Credits to:

https://www.youtube.com/@InvestorMelDaveDupuis

"Raising Private Money Like A Pro: $2m In Just A Few Months!"

https://www.youtube.com/watch?v=Epb08dAiKDs

For new and experienced real estate investors alike, the challenge of finding funding is one of the biggest obstacles to growing a profitable portfolio. If you’ve ever wondered how some investors manage to raise millions in private money, without begging banks or feeling desperate in front of lenders, you’ll want to pay close attention to the strategies shared by Jay Conner, known as the “Private Money Authority.” Recently, Jay joined seasoned investor couple Mel and Dave Dupuis for an in-depth discussion about the art and science of raising private capital for real estate deals.

Overcoming the “Bank Said No” Club

Jay’s real estate journey began traditionally, with bank financing. But in 2009, when his banker abruptly cut off his line of credit, Jay was forced into what he calls the “club of being told no by the bank.” Many investors find themselves here: good credit, a history of successful deals, but suddenly, institutional partners slam the door shut. For Jay, this so-called setback was the doorway to a better way: raising private money from individuals.

What Exactly is Private Money?

Private money, as Jay explains, is funds lent by individuals (not institutions) who are looking for secure, high-yield investment opportunities. Unlike hard money lenders, who often charge hefty fees and high rates, private lenders can be ordinary people—friends, acquaintances, or referrals—looking to invest their savings or retirement funds through self-directed IRAs.

Jay’s “Secret Sauce” to Raising Millions (Without Ever Begging)

Here’s where Jay’s approach is both counterintuitive and powerful: He never asks anyone for money. That’s right. Instead of pitching deals or putting on the hard sell, Jay puts on his “teacher hat” and educates potential private lenders about the opportunity to earn attractive, safe returns by acting as the bank. He keeps the educational conversation separate from any specific asks or deals.

The process goes like this:

1. Teach, Don’t Pitch: Jay hosts one-on-one conversations or small luncheons to explain how private lending works, what kinds of returns they can expect, and how their investment is secured.
2. Let Them Volunteer: By the end of the conversation, prospective lenders often tell him how much they have available to invest, sometimes even moving retirement savings into a self-directed IRA.
3. The “Good News Call”: Once a suitable deal comes along, Jay updates his new lender with a simple call: “I have good news! I can put your $150,000 to work on a house in Newport next Wednesday.” He explains the terms, closing date, and logistics—but crucially, he never “asks” for the money. The lender has already expressed their interest and is waiting for the opportunity.

This approach eliminates desperation, builds trust, and positions Jay as a partner and educator, not a salesperson.

How Jay Protects His Private Lenders

A major reason people hesitate to lend is concern about risk and security. Jay addresses this upfront:

• Each loan is secured by a deed of trust (mortgage) on the property, just like a bank loan.
• Maximum loan-to-value is 75% of the after-repair value, not the purchase price, ensuring enough equity for safety.
• Private lenders are named as mortgagees on insurance policies and as additional insureds on title policies.
• Loans are set up with conservative timelines (typically two years), so extensions or surprises are rare.
• Most importantly, if Jay ever fails to pay, the property itself secures the lender’s investm

What would happen if you suddenly lost your job? For most people, the answer brings anxiety, and understandably so. But for Dustin Heiner, the experience of being laid off became the pivotal moment that launched him on a journey toward financial freedom, passive income, and what he affectionately calls “successful unemployment.”

On a recent episode of the Raising Private Money podcast with host Jay Conner, Dustin shared his powerful story of transformation—from a county IT employee in California to a full-time real estate investor, educator, and podcast host at Master Passive Income. The wisdom he offered goes far beyond real estate; it’s a blueprint for anyone seeking true independence and purpose.

Breaking the Traditional Mold

Dustin’s story begins much like many of ours: he followed the “normal” path. After college, he landed what was supposed to be the most stable job one could imagine: government work in IT. “Government isn’t going anywhere, and neither is technology,” he reasoned. Yet, in 2006, wanting something more, Dustin began to dabble in real estate investing after reading Rich Dad Poor Dad. He soon realized that his side hustle earned him more for less effort than his main job ever would.

Everything changed, though, when Dustin returned from paternity leave after his fourth child and was unexpectedly called into his boss’s office—and laid off. “Nobody gets fired from the government, but I did,” he recalls. This terrifying moment forced Dustin to confront two realities: he needed immediate income, and he needed to make sure he’d never be dependent on a job again.

Embracing an Investor’s Mindset

What set Dustin apart wasn’t just his willingness to hustle; it was his shift in identity. “From that day forward, I told everyone I was an investor, even if every dollar was coming from my job at the time,” Dustin says. This mindset laid the groundwork for everything that followed.

He understood that his true value didn’t come from his employer, it came from his skills, his drive, and his willingness to invest in himself. In Dustin’s words, your boss pays you just enough to keep you from quitting, but not what you’re truly worth. The only way to reclaim your worth is to build something of your own.

Building Passive Income (and a Legacy)

Dustin steadily grew his portfolio, buying property after property, each generating hundreds in monthly passive income. The turning point came when his cash flow allowed him to quit his job entirely by age 37. He describes the final commute from his government job as feeling like he was “walking on clouds.” Dustin was now successfully unemployed: no boss, no clock, just consistent income generated from assets.

He didn’t stop there. Dustin began teaching friends and family, eventually launching the Master Passive Income blog and podcast to share everything he learned. His mission? To help a million others break free, too. “The more people I serve, the more my life, and theirs, improves,” he says.

Attracting Money Without Chasing It

One of the standout lessons from Dustin’s experience is the power of personal branding and trust. He raised $1.5 million in private money for real estate deals simply by sharing his journey on just two podcast episodes. How? Because he’d spent years openly sharing values and teaching others. When an opportunity arose, his audience already knew, liked, and trusted him enough to invest.

Dustin’s advice for aspiring investors is simple but profound:

1. Let Everyone Know You’re an Investor – Even if it’s a part-time role, communicate your goals and identity.
2. Help Others Generously – Share knowledge, answer questions, and provide value.
3. Play the Long Game – Success comes from years of consistent action, integrity, and generosity.

Your Path to Successful Unemployment

Whether you’re interested in real estate o

***Guest Appearance

Credits to:

https://www.youtube.com/@creativefinanceplaybook

"Private Money Mastery: How Jay Conner Transformed Real Estate Investing"

https://www.youtube.com/watch?v=R9yBCTSMkZU

If you’re a real estate investor (or striving to become one), the challenge isn’t always about finding the right property. More often, it’s about finding the money to fund your deals, especially when traditional financing decides to turn off the tap, and that can happen faster than you think.

On a recent podcast episode, seasoned investor Jay Conner sat down with Jenn and Joe Delle Fave to peel back the curtain on the game-changing role private money played in his real estate business—an approach that not only rescued his investing career but tripled his business during one of the most trying economic times in recent history.

The Moment Everything Changed

Jay Conner, along with his wife Carol Joy, had been successfully investing in single-family homes in Morehead City, North Carolina, since 2003. Like many, he relied on the steady comfort of a bank line of credit to fund his deals. That all changed in January 2009 at the height of the financial crisis. Without warning, his bank (and trusted banker, Steve) pulled the plug: his line of credit was closed, and new loans to real estate investors dried up overnight.

Faced with two lucrative deals under contract and no way to close them, Jay’s back was against the wall. But rather than seeing an insurmountable problem, he asked the transformative question: “Who do I know that can help me with this problem?” That question led him to an introduction to private money—and ultimately, to financial freedom.

What Is Private Money Lending?

Private money in real estate refers to funds lent by individuals (not institutions) to investors, typically secured by real estate. These individuals often don’t even know they want to be lenders until someone shows them what’s possible, like using their retirement accounts (self-directed IRAs) to earn outsized, secure returns.

For Jay, learning about private money meant a total mindset shift. Instead of begging the bank, he became the one offering an opportunity. He began teaching people in his network—friends, church members, business contacts—about private lending. No hard selling, no desperate asks. Just education and a willingness to be transparent about how the process worked and the secure, solid returns they could earn.

The Power of Private Money: How It Changed the Game

When Jay started implementing private money strategies, the results were immediate and dramatic. He raised over $2 million in new funding in under 90 days. Within a year, his business had tripled, even as many other real estate investors were leaving the business entirely due to a lack of financing.

Jay explained that private money brought several advantages:

• Flexibility: The investor sets the terms, not the bank. That includes interest rates, payment schedules, and what deals get funded.
• No Limits: Unlike bank lines of credit, private lenders are only limited by their comfort and resources, not an arbitrary ceiling.
• Speed: Jay has closed deals in as little as five days, a feat impossible with institutional lenders.
• Profitability: In his market, he achieved average profits of $82,000 per deal, doing only two to three deals a month, thanks largely to the reliability and ease of private funding.

Teaching, Not Selling

Jay’s secret sauce is in his approach: separate the teaching about private money from pitching a specific deal. He positions himself as a guide and trusted resource, only calling interested lenders when he has an actual investment for their funds. “Desperation has a s