CRE professional with new CA license to sell small Multifamily property for extra income/access to deal flow. Suggestions for marketing ?
I’ve spent the first four years of my career working as a lender for a large bank and now I work for a small investment firm backed by pension money doing value add deals. For reasons I won’t get into, I don’t think my firm will give me the larger income I’m looking for (bad deals and not confident in our strategy) 

I have a handful of investors to raise capital and a few partners to work with so I’m looking to go full time as an investor myself.  I also would like to earn some extra income to use to invest. 

I hanged my license as a small brokerage firm where I only need to pay 10% of commercial transactions and $1500 on residential transaction. All like to focus on is 2-10 units in LA. 

I’m just beginning to setup everything business related. Does anyone have any suggestions for how I should begin marketing with no existing clients? Since I’m in this weird middle zone between resi and commercial, I’m sort of lost. Should I just focus on cold calling? Should I do more facebook/social media advertising which might be more effective for 2-4 unit property? 

I work full time so I am looking to be as efficient with my time but I’m also willing to spend dollars to pick up business. My goal would be to have enough income that I’d be comfortable leaving my job to sell property, rep buyers, and invest with partners myself full time. 

Sorry for the noob questions but since I’m new to the sales process it would be great to get advice from folks that know what they’re doing !
[{"id": "frla32k", "text": "I worked with a firm 15+ years ago that joined SVN. It was a very interesting time, but I learned so much about SoCal over a few years. I went to every conference, and leaned heavily into the education. I came from the ownership/development/construction side of Multifamily, which I felt was very helpful for me. I went through the CCIM program, which I would strongly suggest. \n\nWhat I learned through SVN, among many things, was that there was a guy who was routinely a top 10 performer that was an atypical broker. He was actually an engineer by education and profession prior to being in the real estate business, very intelligent, and not flashy at all. His name was Brent, but I can\u2019t remember his last name for the life of me. \n\nHere\u2019s what he did differently, which was so simple it was nuts. Remember, engineer mindset... He \u201cfarmed\u201d a relatively small area. Maybe 12 square blocks that was heavy in smaller Multifamily. He was probably selling two units to like 40 units. But, he built his database and knew EVERYONE AND EVERYTHING in that farm. He made routine calls to owners, he dug into the changes in the market that could possibly impact their holdings inside his farm (zoning changes, new developments, changes in building materials or upfits that they may consider to increase rents, etc.) and he knew the rental structure like the back of his hand. \n\nRemember that in anything you do, you have to decide whether to cast your net wider or deeper. He chose to go deeper with his fishing and it paid him well. He was making seven figures per year, and I don\u2019t know that I ever saw him worry about the sizzle. He was meat and potatoes all the way. \n\nLastly, keep in mind that the most money is made when the market is dynamic, not static. One man\u2019s problem is another man\u2019s opportunity, and so forth. The best thing for you is we\u2019re coming into a very dynamic market where the downturn will be sharp and a bit scary. So, sharpen your pencil, study up, and be ready. Deals will be available everywhere, but someone will be feeling pain to get them done. \n\nIf I can help, feel free to message me.", "replies": [{"id": "frle4xw", "text": "This is great advice. Right now my farm area definitely is too large across a few neighborhoods. I\u2019ll certainly ping you and dial in to a tighter neighborhood because I think that\u2019s a great way to go about things.", "replies": [{"id": "frlgbx7", "text": "Here\u2019s something else to think about. Markets are roller coasters. You\u2019re either going up a hill or down one. If not, the ride can\u2019t keep going, right?\n\nSo, 2004-2007, we were going up the hill. And pricing was ridiculous. I might suggest to a client that we\u2019re best to price at $X because sales have been happening around there, and we\u2019re adding a little bit more for the frothy nature of the market. Then, we\u2019d get a deal to happen a few percent higher because the market was even more overheated. \n\nThen... 2008 hit. And instead of chasing values up the hill, we were running after a runaway freight train going down the hill. \u201cMr/s. Seller, we\u2019re seeing the market come into tough times. I want to prime you for the fact that values are all over the board, and we may get offers far short of our asking price because the ready, willing, and able buyers out there are fewer and farther between. Quite frankly, it\u2019s a buyer\u2019s market. Are you sure you want to sell right now?\u201d Most times, people weren\u2019t selling because they wanted to, but because they HAD to. \n\nWe\u2019re coming into the latter. This will be a ridiculous time, but housing is where it\u2019s at. Focus on workforce housing. Class B-/C+/C. Sexy is overpriced. I\u2019ve made the greatest money off of places where people NEED to live, more so than from places that cater to the highly mobile and very selective. \n\nDon\u2019t quit your day job until you have a strong passive income play or a year\u2019s worth of living in the bank. Also, know your market. Target sellers, target buyers. You need both. And always represent sellers unless you are 100% protected from your buyer. Remember, \u201cbuyers are liars\u201d. The secret nobody shares is that sellers are too. \n\nLastly, the money is in being the owner. It\u2019ll pay you while you sleep.", "replies": [], "depth": 3}], "depth": 2}, {"id": "frlfr27", "text": "Ah, Sprenkle... still quite a sharp guy!", "replies": [{"id": "frlgitj", "text": "YES!!!! He was killing it &gt;15 years ago. Thank you for saving me hours of beating my head against the wall!", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}]