r/CommercialRealEstate

Hey there,

I own my own firm and I have always been on my own and never joined CRE in the traditional sense of starting at JLL, CBRE or somewhere similar. I am looking to grow my firm starting Q1 but I keep getting tied up on the split structure.

Why do so many agents agree to these 50/50 or best case 60/40 splits? I have a more boutique mindset, where 50/50 & 60/40 should only be for people I genuinely need to help and teach. An experienced agent should be at least 70/30. So why are other agents so on board for JLL at 50/50? Do the big firms literally hand you leads and sales to the point that it outweighs being at a smaller firm and keeping more of what you make? Like, how is a 50/50 with the house before your true split even worth it?

All my agents get the same resources (for the most part) as the bigger firms, except for the name.

I am looking to see if I am missing something because I genuinely have no ability to grasp the concept of going to a big firm for less because I have never done it. Trying to understand why Big over boutique so I can understand the thought process before I do a growth push.

I'm in the middle of a deal and my rate which is based on 1 month SOFR has gone up 30-40 basis points already. Are deals being repriced in this environment or people waiting and watching to see how things work out? My bank says they can't lock even though gave a verbal cap, but there is a point where the deal wouldn't make any sense if the yields keep shooting up in such a short period of time. I'm not even sure where they'll finally end up 7%-%?

I've been watching the new listings and the cap rates don't really seem to have changed, is it because everyone expects this to be a short term bump.

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I am buying a $7 million property in Texas, and it is a 3 year buy and flip with a secure tenant and lease.

I have decided that I want to lower my exposure to one deal and buy some additional properties. So I am looking for some LPs to split the deal.

Any thoughts on how I find them. I expect a 10% annual return for the 3 years before flipping.

I'm in a bit of a weird spot career wise. I started working in CRE while in college, I graduated 2 years ago and got my brokers license last year. To explain things better I'll give some background. My grandfather started his own brokerage back in the 1970s. He turned into a developer and was locally well known until he exited the brokerage world sometime in the 1990s. I grew up around the property management side. CRE was not my fathers choice career, he was kind of forced into. He's grown to hate it now but cant retire as all the business is owned by my grandmother. He basically handed me all the leasing responsibility as soon as I got my real estate license. (My grandfather died when I started college, so I got my license to help out.)

We currently manage 9 commercial strip centers of about 98 units. Everyone assumes that I get paid well and have a cushy job, but thats not the case. I made $40k last year including commissions. I'm not inheriting any property anytime soon. I get a 3% raise every year. I usually get 1-3 commissions a year which are all small retail. However, this year I've made none. I've been working over the past year on a 10 year lease with a national bank for an out parcel. This was a bit of learning curve. Especially when it comes to negotiating TI for a deal like that. My father never did a deal that big as it was always my grandfather. And that property was never vacant.

I realized in the spring that I should consider working part time for another brokerage. I reached out to a few local boutique brokerages. I met with one that was willing to take me on while letting me still handle my family's listings completely separate. They were the only brokerage that didn't expect me to bring the listings with me. I told them I wanted to join but needed some time to talk with my family (who was not going to take it well) and just get towards the end of this bank deal. (It's been very project management heavy at this point meeting with contractors and such, it's an old building with asbestos). They told me there was no rush and take as much time as I needed. Well that was 3 months ago and they brought on 2 new agents. They don't have the space for me anymore. But they want me to stay in touch for when they do.

I've had a few opportunities to act as tenant rep and landlord rep broker over the past few years. I always passed on it as my family's business is antiquated and is not set up for this. My family name still has some local recognition so I've been considering opening my own brokerage. Just something to work under so I can work on outside landlord rep and occasional tenant rep. A friend of mine just expressed interest in having me list a property they're developing.

Growing up around the business, I have a good understanding of the accounting side. My biggest concerns are more around the paperwork side of brokerage with things like landlord rep agreements and processes around that. What other hurdles might I run into with this?

I worked as an intern for a CRE company. Really hoping to make the next step. Any advice would be appreciated!

For what it’s worth, I’ve also worked as a residential realtor

I work for a PE shop doing LP investments in ground up residential & industrial developments all over the lower 48. We enter into JV agreements with GP's who handle all the development & asset management work, we bring in 70-90% of the equity, and we just monitor the progress at a higher level. Normally through our existing networks we get deals pitched our way, but they're often in markets we're no longer interested in.

We're launching a new fund and I've been seeing some markets that look interesting on paper, but we have no connections there. I'm on the asset management side, but due to the new fund being launched, I'm helping out with some of the acquisitions and market research.

What's the best way to find GP's in a new market looking for an LP investor? Is it better to start with local brokers?