Investment sales career
Is this a good field to get into? Can you make 100k + in this field/salary like? I understand most of these jobs are commission only.

I am especially looking into the specialization of single triple net  and or storage sale as I have experience in both. 

I come from a small business background &amp; looking for a change. 

Also, the best way to get your foot into one of the big shops for mentoring and training.

Thanks
[{"id": "fon9cuq", "text": "Yes no maybe yes no", "replies": [], "depth": 1}, {"id": "fonac1g", "text": "Hey, \n\nI\u2019ve been an investment broker for 5 years. I\u2019m 28. I work in retail investment sales, which a main emphasis on shopping centers, although I\u2019ve been involved in multiple net leased deals. \n\nWhat id tell you is I think storage and NNN is a great specialization. Especially, storage. This is an extremely hot asset class right now and will be for the long term. \n\nI would say the biggest objective would be to try and lock in a strong and high production team. Learn from the best. Not only do you learn, when you\u2019re on a strong team your name gets out there and you develop relationships and build rapport with clients. Likely you can either start off as associate broker or financial analyst. Financial analyst is a great way to learn the transaction side of the biz. For the most part, as financial analyst you\u2019ll probably be somewhere between 55-85k starting off. There is also a huge benefit from the learning experience. \n\nYou could also start off as a broker and get thrown right into the fire. I\u2019d say first year as a broker it\u2019s probable to make between 35-50k first year because you start off with zero pipeline at all and your just learning. You may get lucky and piece together a few more deals. Second year that number could go up. After that, making 100k+ is very reasonable to expect. Starting off as a broker is very hard but can be rewarding if it works out because you can be so far ahead of the game. I will say, investment sales is an incredibly stressful career, although it could be very rewarding. You have to get used to working on a deals for 6-12 months where a 25-50k pay check is on the line and it can fall thru last minute. Be ready to take punches but I do love it. Hope that helps. Happy to talk further", "replies": [{"id": "fonffym", "text": "Any tips or suggestions on a successful practice that you fine tuned? Meaning, do you have a routine that has been working for you that has led you to earn 100k+ smoothly?", "replies": [{"id": "fonk27i", "text": "It\u2019s never smooth. You just need to grind.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "fonaxtl", "text": "I\u2019m in my second year working as an investment sales agent specializing in shopping centers. I started with a small local firm that was started five years ago by a M&amp;M vp. I\u2019m working directly with a mentor and we work on every deal together and split the commission. I made 30k last year and expect to make 75k this year. He is on his 6th year making close to 200k. It\u2019s a flexible job and the more connections you make, the more money you make. Network and cold call!", "replies": [{"id": "fonfzlp", "text": "I agree with this. If you can call strangers, introduce yourself you\u2019ll be fine. Don\u2019t be afraid or intimidated by a $3-5 million asset. Most of these people inherited or grew with this value. I can certainly guarantee if you\u2019ve even spent 2 months in investment sales you already are the expert in the room. I\u2019ve made $42k in my first year, still not over yet... I hope to clear $75k this year. I actually got a $10 mil listing in my first 6 months believe it or not but my boss says it will take about a year to collect a paycheck. So I think year 2, $100k is very manageable. I have 15 years other industry sales experience. If you can\u2019t wait long for big paychecks I\u2019d suggest taking some intermittent lease business to start. Most people will fail or tap out after year 1 because they can\u2019t support themselves getting started on $30-60k in the first year. And I don\u2019t blame them, year 1 will certainly be a household loss if you have a family.", "replies": [{"id": "foo9y38", "text": "I have enough savings for a year and spouse that has a good job, so that should help.\n\nCan you talk about your time, how many hrs you work? work life balance?", "replies": [{"id": "foojbpu", "text": "Sure! I live in a second tier market but it\u2019s one of the fastest growing metro areas in the US. Almost every two weeks or so I have a meeting with our lead broker, he advises me on what I like to work on. Initially, I was extremely interested in adaptive reuse projects, but as the market changed, I started focusing more on single and multi tenant retail. Both are interesting to me. And I hope to own retail CRE sometime soon. Both had their markets at specific times. So we\u2019ll narrow down a list on costar or catalyst with certain criteria and I\u2019ll hit the phones and write letters. 99% of your success will be actually making contact with an owner where others have failed. Sometimes it\u2019s really hard to get hold of an owner, but when you do, it can lead to a big opportunity. As far as work-life balance, it\u2019s all in your hands, which imo is a beautiful thing. One thing my boss is really big into is taking a big vacation after a big payday.... and guess what... want to go spend a couple weeks in Europe during the summer? Do it! You can work remotely and with a team. It\u2019s great. Initially I wanted to work for CBRE or C&amp;W for the benefits and salary but now, I can\u2019t imagine doing that. After I drop my kids off at school, I go to the gym work out for an hour or two, come home have a short/late breakfast with my wife, then go into the office. Usually I get to the office around 11-noon and I\u2019m out by 5. I love it. I really value having the time to work on myself as much as my business and think it makes me a much better broker. Discharging stress in sales is a discipline and you\u2019ll be at your best when you\u2019re physically healthy and confident. Anyway, it\u2019s not a tough business. Not rocket science either, the two most difficult things I think trip people up are the long lead time getting started and closing deals (time to get paid and get paid well consistently) and not being able to pick up the phone or knock on doors. Making contacts is so extraordinarily important but so many people fear rejection or just get lazy. Stay disciplined. Set goals for making calls early and make sure your lead broker sees you working. They\u2019ll hand you layups to keep you around if they see you hitting the phones hard and if they don\u2019t, well shop around. A good broker should be able to share.", "replies": [{"id": "fop6n34", "text": "Thank you for this, it really puts things in perspective. I understand the entire cre broker business side as I've dealt with them when my partner and I purchased our first commercial real estate and ever since I've piqued an interest in this business.  Only, concern I have is I have never done sales prior to my call center gig in my  early 20's.", "replies": [], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}, {"id": "foo9lmk", "text": "Thanks, when you say cold call how are you going about finding these client's? Do you search coster of owners and ask if they're looking to sale?", "replies": [{"id": "fooavoi", "text": "I make a database by hand by looking up property records with the county, look up the entity with the state and hope that the registered agent is the right contact. Then I look up the registered agent and try to find their phone number.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "fond7q6", "text": "Marcus and millichap or Matthews will take about anyone and is a good way to learn how the world works. No salary, all commission. \n\nIt is better than retail leasing.", "replies": [{"id": "fop6spy", "text": "What's there interview process like? How is training? Do you get to choose your specialty / they assigned it to you?", "replies": [{"id": "foyj9bg", "text": "I\u2019ve been at M&amp;M 5 years. Full autonomy to choose product type and market. First two years made less than 50k, now making 100k+. Not for everyone and probably a much different business than you are perceiving. My experience was trial by fire and I came out on top. Saw many others fall out after 6mos-2yrs. Best advice i can offer is find a good mentor, adopt a win at all costs mindset, and you Might make it.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "fonsj21", "text": "You have to be consistent and start off by outworking everyone. Build the best database you can early on. Invest in a crm if you don\u2019t already have one. Update it all the time. Track everything. Make the calls every day. Don\u2019t ever put emphasis on one deal, it could fall thru. Always fine more deals. Keep building the pipeline and keep evolving. Learn everything you can. If your business plan calls for 30 calls a day. Make 30 calls, every day. Find a mentor in the business of a model of who you want to be and stick with them. Learn from them. Don\u2019t worry about how much you make year 1,2 even 3 compared to what salary you\u2019re buddies get if your broker. Compare yourself to your previous years earnings. If you become successful broker, you will out earn their salaries. \nOn the personal side, stay mentally strong. Cut out the bs drinking at the bars on the weekend with the buddies or smoking pot or whatever. Those days are over. Spend your weekends doing what\u2019s best for your mind cause the weeks are hard. Workout read and help other people. Good luck to you. Feel free to message or something if u wanted to talk further", "replies": [], "depth": 1}, {"id": "foohyjn", "text": "No salary anywhere, sorry. Join M&amp;M or a boutique firm with stnl or storage specialty and prepare to make a massive amount of prospecting calls. If you make it passed 3 years $100k will be a very poor year as long as you\u2019re a hard worker.", "replies": [], "depth": 1}, {"id": "foouqna", "text": "Personally work for a JLL/CBRE/C&amp;W-There are a lot of pros of being in IS. Those advantages will come later in your career rather than towards the beginning. Frankly, you're going to get shit on the first few years and make next to nothing unless you step into a team that is putting you on deals (likely not happening given the current climate). \n\nAs a whole, it's extremely competitive and hard to break into. Bluechip listings can be in your pipeline for years before being awarded the opportunity to market them. From cold call to closing, there are a myriad of reasons that can cause a deal to go wrong and flush away your 6 figure paycheck. With that said, it can be very lucrative and offer a very nice lifestyle for senior brokers. \n\nMy advice is manage the highs and the lows and know your market inside out. You'll learn 75% of the business in the first 18 months, but what differentiates you from your competition is being able to talk fluidly about the market and advising your clients/prospects in a non-pushy matter.", "replies": [{"id": "fop7d93", "text": "Thanks, I def understand the long cycle of cre. Is it hard to get selected/pick a team?\n\nI only have interest in IS as retail/storage, nothing else, so with that said, how do these big firms hire? Do they pair me with a team, or is this something I'd need to work my way into?", "replies": [{"id": "foqjys2", "text": "It's not hard to get on a team in retail/storage especially with middle market firms like M&amp;M, Stan Johnson, NAI, etc. JLL/CB/CW may offer a draw which is what I would try to target as an entry level broker.\n\nBoutiques and middle market shops will hire you (with no draw) and likely overpromise. You essentially cost them no money and the upside is you bring them deals. They'll \"mentor\" you by teaching you the ropes but I wouldn't bank on them bringing you on deals. \n\nIt's not the best time to try to get into the business, but my recommendation is to find certain teams at the larger firms and contact them directly to see if they need a junior broker or analyst.", "replies": [{"id": "iqzb6lp", "text": "&gt;You have to be consistent and start off by outworking everyone. Build the best database you can early on. Invest in a crm if you don\u2019t already have one. Update it all the time. Track everything. Make the calls every day. Don\u2019t ever put emphasis on one deal, it could fall thru. Always fine more deals. Keep building the pipeline and keep evolving. Learn everything you can. If your business plan calls for 30 calls a day. Make 30 calls, every day. Find a mentor in the business of a model of who you want to be and stick with them. Learn from them. Don\u2019t worry about how much you make year 1,2 even 3 compared to what salary you\u2019re buddies get if your broker. Compare yourself to your previous years earnings. If you become successful broker, you will out earn their salaries. On the personal side, stay mentally strong. Cut out the bs drinking at the bars on the weekend with the buddies or smoking pot or whatever. Those days are over. Spend your weekends doing what\u2019s best for your mind cause the weeks are hard. Workout read and help other people. Good luck to you. Feel free to message or something if u wanted to talk further\n\nIs it a better time to get into the market now as a broker? Im thinking when the market improves ill have the experience to position myself in the front line within next 3-5  years. your insights please", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}]