Probably a dumb question but was wondering if anyone had advice.
I am currently interning at JLL as a brokerage intern.  I still have 2 years left of school and I am planning to take a real estate class at my university this fall which will allow me to take my states real estate exam without having to complete the required hours.

I want to start doing some tenant rep for small businesses in my college town but I am a bit confused as to how to approach the situation.

I feel like a majority of the small business will not have tenant reps, so I am confused about how my commission structure would work.  Would that be stipulated into the contract already or would I have to put that in there? How would that exactly work?
[{"id": "igcgfi0", "text": "Same way the brokers at jll do it on smaller deals.  You need a real estate license to do this!  \n\nGood luck finding a cfo, ceo or business owner trusting a 20 year old to advise them on their second biggest expense outside of payroll!!", "replies": [{"id": "igcp2mx", "text": "Yeah that\u2019s fair.  Ideally, I just want to experience brokering an actual deal before I start working on a draw to see if that\u2019s what I actually want to do", "replies": [{"id": "igcprt6", "text": "Learn to cold call and learn to structure a deal.  Small deal is simple negotiations.  Larger deals, 10k plus might need you to show you can add in excel which is sophisticated math for tenant rep brokers.  The best brokers are analyst who transition to brokerage!  Or worked in sales prior to jumping to brokerage.  You will starve year one or two!", "replies": [{"id": "igcw011", "text": "Yeah that\u2019s what I\u2019ve heard.  Also I am located in Florida, so the regular real estate license counts for commercial brokerage as well.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}, {"id": "ige22bh", "text": "Way to shoot someone down you knob. \n\nEveryone starts somewhere, and small local businesses is perfect. If you can provide value and cost savings no matter your history then that\u2019s great and worth something!!!", "replies": [{"id": "igevnss", "text": "Too sensitive to hear the truth?!  You must be from Portland!  Told him to get a license and wished him luck, tenant rep is hyper competitive to get a client!!  Turn over is over 60 percent and you need support from mom / dad the first year or two!  I know folks who made almost nothing year one and by year 3, made $300k!  The cycle for a tenant rep deal is 8 months to a year on smaller desks and upwards of 3-4 years on bigger deals!  Space isn\u2019t just available and the process to execute can take years to buy out tenants, negotiate, build out the space, etc", "replies": [{"id": "iggcndt", "text": "I\u2019ve been a broker for 10 years. I don\u2019t need to say \u201cI know someone\u2026\u201d to have an understanding on how it works. \n\nMe calling you a knob was in reference to your second comments which makes it sound impossible so why should they even bother. Rather than being a ball of negativity maybe end it with \u201ctry and find smaller businesses to assist and get some runs on the board and slowly move your way up! Good luck, it\u2019s tough\u201d\n\nKnob.", "replies": [{"id": "iggqygm", "text": "Why would a ceo or cfo allow a 21 year old help advice on their second biggest cost?  Get real dude!!  \n\nWhat did you know at 21?  \n\nYou seem like a cry baby broker!  Let the dude know what he is getting into!!   If brokerage had a high success rate, I won\u2019t be saying this.  \n\nBetter to feed the dude about all the million dollars tenant reps which is maybe 5-10 percent of brokers.  \n\nOP - join a team at jll as an analyst, learn from the best and transition to brokerage 2-3 years later, you will crush it!!!  I can think of many folks at savills, cb, jll, etc who have crushed it going this route", "replies": [{"id": "iggtsh8", "text": "I said small businesses champ. Just because someone has the title ceo/cfo doesn\u2019t mean you have thousands of enployees. Could be 2 people finding an office.\n\nYou knob.", "replies": [{"id": "igh1owg", "text": "Sure, why not do we work\ud83e\udd23.   1k sf for two employees\u2026 Hhmm, what\u2019s the commission my guy?!  \n\nGo?  I bet you can only calculate your commission but unlimited value add from a strategy perspective.   \n\nKeep on cold calling!  I mean 1k sf at $40 rents and over 4 years at 4 percent commission isn\u2019t worth the head ache but keep telling your self it is!  Quick!!! Go get your broker calculator?  What\u2019s the answer knocked head?", "replies": [{"id": "ighxpvv", "text": "Cheap rents. You must live in a shit hole.", "replies": [{"id": "igj5ad5", "text": "Haha\u2026 you really are a knuckle head broker.  Guy is in a college town, Small market\u2026. How is office sector doing at a macro level?  It\u2019s getting crushed!!!  Class A for sexy tenant is doing ok but b &amp; c with tiny tenants is dog crap.  Your brain must be leaking fluids with that last response.", "replies": [], "depth": 9}], "depth": 8}], "depth": 7}], "depth": 6}, {"id": "igifvic", "text": "&gt; Why would a ceo or cfo allow a 21 year old help advice on their second biggest cost? Get real dude!!\n\nIf it is a small business? Because that 21 year old is in JLL, thus has access to rent comps and can make better informed decisions. Also, when people start they do it under the mentorship of a broker.", "replies": [], "depth": 6}], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "igcp85c", "text": "Like the last comment, you'd likely need a license for this, depending on your state. May be tough to get clients, but if there's a legal way to do what you're suggesting, go for it!\n\nMay not get any bites, but probably doesn't hurt to start learning how to cold call or how to get rejected!", "replies": [{"id": "igcvx9f", "text": "Im located in Florida, so a real estate license covers commercial real estate", "replies": [], "depth": 2}], "depth": 1}, {"id": "igdzcw9", "text": "Advice: \n\nA) Align w broker(s) either formally (ie intern for the team) or informally (discuss over coffee)\n\nB) Cold call... Any leads you get are run by them with you having full visibility and participation\n\nBenefit- you get to learn cold calling and you also see how deals work. Plus, you help ensure the client gets pro assistance (IE you don't mess things up for the client b/c it's your first deal and you're running solo) Additionally, easier to cold call pitch an experienced team than trying to cold call that you're a 20 YO intern wanting to help.\n\nEdit: Considering many deals take 6 mos to 1 year plus, chances are that what you uncover / start won't even finalize during your internship period", "replies": [], "depth": 1}, {"id": "igg2766", "text": "does JLL require vaccine to work there?", "replies": [], "depth": 1}, {"id": "igg91x0", "text": "Team up with an agent on a listing. Offer to vet all the inquiries for them. Meet a few of the small businesses and get them to sign a commission agreement. Maybe even start with the folks who are in planning stages and have not yet set up their business. Make sure they have credit letters, business plan etc. You do need a license to make commission, but you can do other work. I did it while I was in school. Is there a new retail/office development a broker on your team is working on? Offer to cold call niche tenants on their behalf. Make your database. Do you have to sign an employment contract as an intern? Figure out what your commission structure would be.", "replies": [], "depth": 1}, {"id": "iggafvl", "text": "Learn how to model and work for a few years as an analyst for a big brokerage or lender/originator. Starting from scratch as a commercial broker is very challenging and will likely set you back a few years.", "replies": [{"id": "igj4l9q", "text": "Truth!", "replies": [], "depth": 2}], "depth": 1}, {"id": "igifclg", "text": "&gt;I am planning to take a real estate class at my university this fall which will allow me to take my states real estate exam without having to complete the required hours.\n\nAt least in Florida, this is not how to works. You need to have a degree in real estate to do so.\n\n\"EDUCATION EXEMPTIONS: If you hold a 4 year degree, or higher, in real estate you may be exempt from the pre-license education requirement.\" https://www.myfloridalicense.com/CheckListDetail.asp?SID=&amp;xactCode=1010&amp;clientCode=2501&amp;XACT_DEFN_ID=744\n\n&gt;I want to start doing some tenant rep for small businesses in my college town but I am a bit confused as to how to approach the situation.\n\nGet the license and then you can do it.\n\n&gt;I feel like a majority of the small business will not have tenant reps, so I am confused about how my commission structure would work. Would that be stipulated into the contract already or would I have to put that in there? How would that exactly work?\n\nFor rents, you usually share the split of commission, which are one to several months, or a percentage of the contract value.", "replies": [], "depth": 1}]