Received an offer for a startup broker, but looking to understand how people here survived early on and built up their pipeline?
Currently work remotely for a private CRE investment firm as an associate, lead deals from sourcing to execution, but my comp structure is really weak. I put in 60-70 hours/week and am the only junior member on the staff for acquisitions. We are built like a startup, so comp is very incentive based, (low base, big bonus). We just hired one of the owners friends as head of acquisitions and gave him carry, but he is not well versed in acquisitions and runs everything by me, while also saying he only works 9-5. We've nearly 4x our AUM since I've joined and my comp has increased 6% (slower than inflation). I don't get any profit sharing or carry.

I was approached by a broker on the D/E side that we've worked with on a couple deals about joining onto her team as she has 60 deals in the pipeline and they are having to turn away deals because they don't have the capacity. They are the top producers at a startup D/E brokerage (~30 people) and will have brought in $4M+ in fees this year with a ~80/20 split with the company. 

She told me I would work on the deals they don't have the capacity to on both the D/E using their client database they already have put together, meaning I wouldn't have to bring in deals or clients. I'd get 50% of the fee we generate on deals that I work on (most will be on the equity side) and 10% on the other side (most will be on debt)

I like the entrepreneurial aspect of being a broker, but I'm concerned about creating my own pipeline. I don't have to do that in this role, but I would look develop my own business in the case someone leaves or the team dissolves, and I was curious how people here started out when reaching out to groups to develop relationships? Buying leads? Cold calling? What have you found to be most successful?
[{"id": "ig25rjs", "text": "A big part of success is who you, or your family, already know, plus your ability to grow that network. \n\nAnd I\u2019d be leery of believing everything the other broker told you.", "replies": [{"id": "ig277ef", "text": "Not saying it\u2019s not true, but sounds a little suspect.  If they truly are turning away deals they were either tiny deals or the more probably explanation is that her definition of a deal maybe a little different than others.  \n\nBut, maybe it\u2019s legit. If it is, sounds like a great setup. You\u2019d get valuable experience while having income. All the while you can slowly be building your network.  Not the same pressure cooker it is starting a lot of places. \n\nJust do some digging. More times than not if it sounds too good to be true, it more thank likely is. If that ends up being the case, you\u2019ve already learned a lesson. A lot of people in this industry (not just brokers) are full of bs.", "replies": [], "depth": 2}], "depth": 1}, {"id": "ig2876r", "text": "Advertise and get listings. Work 60+ hours a week.\nCCIM and SIOR. Invest in your business.", "replies": [], "depth": 1}, {"id": "ig2efth", "text": "I\u2019m interested in getting into commercial RE, if you have a buyers list, feel free to add me on it.", "replies": [], "depth": 1}, {"id": "ig2hyyg", "text": "Work as if your survival depends on it and as if you will be handed nothing. Presume they \"give\" you zero. If you're cut out to make that scenario work, the rest will be gravy...", "replies": [], "depth": 1}]