Structuring loans for flips versus holds

***Guest Appearance

Credits to:

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

“Securing Easy Financing for Life with Jay Conner”

https://www.youtube.com/watch?v=7KcPAcfGmc4&t=12s 

If you’ve ever felt that your real estate ambitions are limited by the money in your bank account, you’re not alone. Many aspiring and seasoned investors face the challenge of raising capital, especially in an environment where traditional lending is tightening and interest rates are climbing. 

Jay Conner, a recognized authority in raising private money for real estate, recently sat down with Tim Hubbard to share his experience and actionable strategies for accessing private capital—transforming the way investors grow their portfolios regardless of market cycles.

What Sets Private Money Apart?

In the world of real estate finance, the words “private money” get thrown around a lot. It’s critical to draw a distinction: private money is not the same as hard money or institutional lending. Where banks and hard money lenders enforce strict qualifying criteria and often charge hefty fees, private money lending is about building relationships directly with individuals—regular people who have capital or retirement funds they want to grow passively and securely. Instead of going to a fund or intermediary, you go straight to the source.

For the private lender, it’s an opportunity to earn a solid return, often secured by real estate, but without the complications of hands-on investing. As Jay Conner emphasizes, you don’t need to chase or beg for money; rather, you educate potential lenders about the benefits of this method. The property itself typically secures the loan, so if an investor doesn’t make payments, the lender still has the underlying real estate as their protection.

How Private Lending Revolutionizes Investing

When the financial crisis hit in 2008–2009, Jay Conner found his credit lines with traditional banks shuttered overnight. Faced with losing out on profitable deals, he pivoted and built a business rooted in private capital. This shift didn’t just save his company—it tripled his business within a year and resulted in more money available to him than he could immediately deploy.

The beauty of private money is flexibility. Terms are negotiated directly with individuals—not dictated by bank policies. Investors can set rates, payment structures, and loan durations that fit their business model. Whether you need short-term capital for a flip or long-term financing for a buy-and-hold rental or short-term rental conversion, private lending adapts to your goals.

Lowering the Barriers for New Investors

A common worry among those new to real estate is how to attract private lenders without experience or a proven track record. Jay Conner argues that this concern is largely misplaced. The key isn’t in your resume—it’s the structure of the deal. Private lenders are secured by the value of the real estate and the equity cushion you build in. Instead of risky, unsecured loans, the lender holds a mortgage or deed of trust, just as a bank would, and is often listed as the mortgagee on your insurance and title policy for added protection.

Education is the cornerstone for building these relationships. By teaching friends, family, and community contacts the ins and outs of private lending—and not immediately pitching deals—you build trust and credibility. When an opportunity arises, your network is already familiar with your program and ready to act.

Structuring Private Money Deals

Another advantage of private money is the ability to customize each loan. In