Tenant Rep Advice Needed
Hey guys so I've been in CRE for about a month now focusing on tenant rep. I have a mentor teaching me a lot, but I've been struggling to get clients.

Right now I am mainly door knocking industrial businesses trying to get some clients for tenant rep. I am bringing a flyer and showing them what we have available in the area and asking how their lease is going etc.. it's going ok, but I have still yet to get a client. I am adding everyone I talk to's info into my database for future though.

What are you guys doing that you find works?... Cold calling? Social media marketing?..

Any help appreciated!
[{"id": "fk9em80", "text": "I'm not an industrial tenant rep broker so can't give any specific advice. I cna say that a month is very, extremely early. It takes a bit. Find a way to add value. Can you save them money? Find them a better space for the same money? Location that makes more sense? Always be thinking how you can add value.", "replies": [], "depth": 1}, {"id": "fk9h4s5", "text": "Tenants only want to talk to us when timing is right for them. Unfortunately for us, it's usually not the exact moment we cold call them. That said I've found the below to be more effective than shooting in the dark over and over again:\n\n\\- Start with a defined submarket or area of town to focus and identify the buildings you want to call on (multi-tenant industrial buildings over 20,000 RSF for example).  \n\n\n\\- Use your local appraisal district's website (or alternative tool) to identify the tenants and decision makers in each of the target buildings.   \n\n\n\\- I am a fan of walking buildings like you mentioned and sharing market information (avg. rents/vancy in the area, any recent notable leases, development activity, etc.) Keeping it somewhat casual. \"Hi, is so-and-so in (if you know the decision maker)? I was meeting with some other companies in the building regarding their lease and sharing some market information. I wanted to stop by and introduce myself\". If you don't know the decision maker's name - ask the GK who in the office handles their office lease. I'm always surprised how many will give you a name. The same can be used if you simply want to call and not walk buildings every time.   \n\n\n\\-After dropping off information, follow up with a call and set up a recurring task schedule. Call, email, call over the next week or 2. If you never connect, set a reminder for 3 months down the road and call/email at the time and do so every couple months/quarter forever.   \n\n\n\\- Networking is another good one. I personally am not big on the huge group events and \"working a room\", but things like classes, groups/organizations of inside and outside of CRE. Tell people what you do when it gets brought up. \"I help companies with their warehouse leases to get them the best terms possible from landlords\" not \"I'm a commercial real estate broker\". Prospective tenants don't always know what that means. Make it simple.   \n\n\nThere's really know secret sauce. Different things work differently for different people. The commonality is that it takes consistency and patience. It's not easy, but if it was everyone would be doing it...and we don't want that do we? \n\n&amp;#x200B;\n\nBonus: If you ever get push back over being a junior broker, spin that shit, \"I may personally not have 20 years of experience, but I have the capacity to make you, Mr. Client, a priority and I partner closely with a senior colleague in my office. You get the best of both, the knowledge and the hustle\".    \n\n\nHappy Hunting!", "replies": [{"id": "fka2uzd", "text": "Good stuff. \n\nAlways recommend - be specific, be on time, and be knowledgeable.\n\nOP - unfortunately it takes time. A month is a no time. Deals takes months and years.", "replies": [], "depth": 2}], "depth": 1}, {"id": "fk9hdox", "text": "I\u2019m not a tenant rep, but I\u2019m an industrial investment broker. All of my clients my first year came from cold calling. I\u2019m not a big fan of door knocking. Face to face interaction is great, but you can cover so much more ground cold calling and setting meetings that way. If I were you, I would call every industrial tenant in your area and ask them when their lease ends. Create a database of all the tenants and their lease terms. That way you\u2019ll know exactly when and who might need new spaces as the year goes on.", "replies": [{"id": "fk9qsoc", "text": "You don\u2019t like door knocking because you\u2019re an investment broker for industrial properties. I do both, and can say first hand that door knocking with value add information like a market report or a list of nearby properties similar to theirs that are for lease, getting the decision makers name, then following up on the phones is the most affective way to get tenant clients. \n\nThe answer to op question is you probably will only get a client on the first contact 1/1000 times. You have to follow up. Keep putting those contacts in your database and follow up quarterly, ask how business is, talk about the market, then on to the next one. \n\nIf you ever do look into talking to investment landlords for industrial properties as well, then 100% listen to this guy and pick up that phone and dial. Get their emails, put them on a monthly campaign and send them some value add info like lease comps, sale comps, trends, absorption, vacancy, etc. Call these guys quarterly too. \n\nMaintain your database, stay disciplined and consistent with calling quarterly, add value tailored to that client, and you will make a shit ton of money. Good luck &amp; happy hunting!", "replies": [], "depth": 2}], "depth": 1}, {"id": "fk9z3p1", "text": "Thanks guys this is some great info!", "replies": [], "depth": 1}, {"id": "fkaoqvu", "text": "Keep add it. a month is not long at all. What you are doing is good though. Keep bringing information to the follow ups rather than calling to \"check in\". This will show you have knowledge of the market and can add value. A lot of it is just a timing thing with lease expiration's lining up with the need.", "replies": [], "depth": 1}, {"id": "fkg20rx", "text": "Are you following up every 3 months and trying to build a relationship?   Providing market updates to clients on news, recent leases, and transactions?   Do you have a personalized newsletter that you send out to add value?    In addition to their contact information - you should also be making notes on their building, the size of space, expiration, and any personal notes about the decision maker you pickup (wife info, do they have a second home, where did they go to school, do they like football, hockey, basketball, etc.).", "replies": [], "depth": 1}]