Creative Real Estate: Subject-To Deals, Private Money, and Nurturing Seller Relationships

#realestate #privatemoney #jayconner

In the latest episode of "Raising Private Money," listeners got a behind-the-scenes look at how creativity, relationship-building, and private lending can transform a seemingly troubled property into a win-win investment. The story, shared by Willie Oyola, is packed with real-world lessons for investors at every stage.

The Power of Nurturing Relationships
One of the main takeaways from Willie Oyola's experience is the importance of nurturing every connection. The deal began when a prospective tenant reached out, interested in a rent-to-own property Willie was advertising. Although that initial opportunity didn’t materialize, Willie maintained contact and built rapport. Later, he learned this same person was looking to downsize and sell her own home. This conversation revealed a deeper need: she and her husband were in pre-foreclosure on their 5,000-square-foot house and needed a solution fast.

As Coach Crystal pointed out, the lesson here is clear—always keep the lines of communication open, and never underestimate where a simple follow-up can lead. Having a system, whether a CRM or reminders, can help ensure you’re consistently connecting with potential partners, tenants, and sellers. Deals often come from unexpected places when you are receptive and responsive.

Solving Problems Creatively
The real magic in this deal was in the problem-solving approach. The seller needed to avoid foreclosure and move on with dignity. Willie saw an opportunity to acquire the home "subject to" the existing mortgage—a powerful strategy in real estate that allows an investor to take over the property's mortgage payments without triggering a new loan or traditional purchase.

The existing mortgage on the home was around $450,000, locked in at a 2.5% interest rate from a low-rate environment in 2021-2022. The total value of the property, after repairs, stood conservatively at $750,000—leaving significant equity in the deal. Willie arranged for an additional $70,000 in private funds to bring the mortgage current, replace the roof, complete essential repairs, and give the seller some cash to relocate.

All this was accomplished without Willie investing any of his own money, and in fact, he received money back at closing due to the way the deal was structured. The property is now a long-term rental, bringing in $4,000 per month, with the underlying mortgage and all expenses totaling about $3,500—including payments to the private lender—resulting in positive monthly cash flow.

Private Money: The Essential Ingredient
Both Chaffee and Jay Conner emphasized the critical role Private Money played in this transaction. Having $70,000 readily available meant that when the right deal presented itself, Willie could act immediately—covering back payments, repairs, and seller incentives. This flexibility is what allows investors to implement creative strategies. As Jay Conner consistently reminds listeners: "Get the money first" so you’re ready for opportunity.

Timestamps:
00:00 Willie and Haruna's business deal
03:23 Finding a property to invest in
08:54 Discussing property purchase details
13:25 Reviewing rental property cash flow
17:05 Helping sellers avoid foreclosure
18:22 Importance of Private Funding
24:02 Coaching challenges and profit potential
25:36 Attending Jay's networking event
28:39 Private Money bonus resources
32:46 Getting the free money guide

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What is Private Money? Real Estate Investing with Jay Conner
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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.

https://youtu.be/Mdi5h6uJ9vQ

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