Investment Sales
Anyone here do purely investment sales? Mostly NNN leased investments?

I'm considering making the switch from a primarily leasing role to sales, but it feels like the market is so slow and sales are just not happening. 

Any feedback or experience?
[{"id": "em3znsj", "text": "You gotta be a dog for sales", "replies": [{"id": "em40s7u", "text": "I'm doggin it day in and day out in leasing already", "replies": [], "depth": 2}], "depth": 1}, {"id": "em41fm5", "text": "Learn direct response copywriting...", "replies": [{"id": "em56wan", "text": "any tips?? Are you recommending I get the mailer game down?", "replies": [{"id": "em6e4m6", "text": "Yes but aim for the gatekeepers of these big fish. Accountants/Attorneys etc... \n\nThose strategic alliances can introduce you do multiple acquiring clients. \n\n&amp;#x200B;\n\nIf your target prospects are UHNWI and Sovereign Wealth Funds then   \nyou'll need a much more nuanced approach.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "em44t1f", "text": "Sales are always happening but things have slowed down recently. Cap rates are so suppressed in my market that most purchases don\u2019t make sense unless it\u2019s a really long term hold or value add with big upside. \n\n\nIf you\u2019re doing leasing, instead of switching straight to NNN sales you should transition to sales on the owner user side. That\u2019s the natural progression. Keep in contact with your clients. Stay informed about market conditions and when they have lease options and reach out and provide buying a property as an option as opposed to leasing.", "replies": [{"id": "em4cf3e", "text": "Same with the cap rates, everything is 3-5% cap rates and way over priced. Even land is insanely over priced and of the three sales listings i've had over the last year I couldn't move any of them. \n\nI'm not sure tenants here really have the cash for owner user opportunities and I don't see that inventory available, but it's a great idea.", "replies": [], "depth": 2}], "depth": 1}, {"id": "em46wv1", "text": "It will be hard to switch to an investment sales role as a associate/junior/etc role at a big firm unless you have an extremely good rep/history/relationship. Most firms will make you come in as an analyst first otherwise. It\u2019s all about earning your stripes and working your way up. You may be able to get in at a lower tier firm as an associate. Do you happen to know Argus? Or are you proficient *(really fucking good)* at excel?", "replies": [{"id": "em4xbxt", "text": "This is true. I\u2019m currently leasing offices, and some retail. I was offered a job as an analyst for a multi-family sales group. I decline because honestly my excel skills are terrible, and I enjoy not sitting in my office 10 hours a day. \n\nI would really like to be on the sales side but the group has had both of their analyst quit in the last year because they work them 60-70 hours a week and don\u2019t pay them much.", "replies": [], "depth": 2}, {"id": "em6qupt", "text": "There are some free models that simulate Argus in excel. There is freeware Excel macros that is essentially a free ripoff of Argus, and you don't even need to be a pro at Excel. Still need to know the specific file though, like learning Argus.", "replies": [], "depth": 2}], "depth": 1}]