How to Fund Real Estate Deals Without Banks (Even If You’re Just Starting Out)

In this episode of the REI Deal Finders Podcast, I break down exactly how we scaled from zero to 82 real estate deals in a single year using private capital. You’ll hear the full story of our very first private lender mishap (yes, it involved my mom), and how that early lesson pushed us to find smarter, faster ways to fund deals without relying on banks.

 

I’ll walk you through the mindset shifts that helped us stop thinking of money as “cash” and start treating it like capital—an essential tool for growing a business. You’ll learn who qualifies as a private lender (hint: it’s probably someone you already know), how to approach them with confidence, and how to protect their money once they’re on board. This episode is packed with strategy and practical examples that you can start using today.

 

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Episode Highlights

[0:00] - Introduction

[0:54] - Closing 82 deals in one year with private capital

[2:14] - How our first private lender deal fell through

[4:17] - Borrowing from a 401(k) and learning to think outside the box

[5:21] - Why we use the word “capital” and how it reframes your business mindset

[8:02] - The real reason friends and family are the best place to start

[10:25] - How capital gives you speed and access to opportunities

[13:07] - What Tony Robbins and hedge fund managers teach about growing capital

[15:53] - Why access to funding means more deals, less stress

[17:24] - Missed deals, missed wealth: the cost of not having capital ready

[18:44] - Wise capital strategy: compounding wins and reducing pressure

[20:42] - Why private capital beats the bank every time

[22:45] - The four steps to private funding: find, present, protect, repeat

[24:28] - Everyone’s a potential lender (even if they “don’t have money”)

[26:57] - Why you should start with 20 people in your circle

[29:06] - Using Private Money Club to accelerate your connections

[31:22] - Top questions private lenders ask—and how to prepare your answers

[35:03] - Presenting deals like a pro, with a simple video and clean numbers

[40:14] - The importance of legally protecting your lender’s capital

[42:12] - Keeping lenders informed builds long-term relationships

[44:19] - Documenting and sharing your wins for repeat success

[49:39] - Your next step: talk to 20 people and share what you do

 

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Key Takeaways

1. Private capital is not just about money—it’s about using resources strategically to grow your business.

2. Friends and family are often your best first lenders because they already trust you.

3. You must treat capital with more care than your own money—always protect and document properly.

4. Confidence comes from preparation: answer common questions and present deals professionally.

5. Every missed opportunity due to lack of funding is lost wealth. Speed and access matter.

 

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If this episode helped shift your mindset or gave you a new tool to use in your real estate business, take a moment to rate, review, follow, and share the podcast. Every listen and share helps us grow the REI Deal Finders community and help more investors succeed.