RE Debt Fund to REPE transition at a senior level
Hi all, curious whether anyone has seen this transition made at a mid to senior level (VP and above) at comparable level firms.
I'm well aware that this move is possible at the analyst/associate level when one's career path is less baked, but not sure about the probability at the VP level where pigeonholing is more real. Especially since RE debt is generally viewed to be less complex / sophisticated than RE equity (know a few cases of the reverse transition, moving from equity to debt).
I'm about to start a Sr Associate / junior VP level position with a top debt fund (Oaktree/Cerberus/Goldman MBD). However, I think I'm a better fit for the equity side, and my ideal role is doing transactions at a top REPE. How difficult would it be to transition to an REPE role at a comparable firm in a few years, when I'll be a more senior VP? (I know that going downstream to a smaller REPE shop is possible.) Also, I'm aware that the thinking / analysis between being a good debt investor and an equity investor are quite different - what can I do in my debt role to prepare for a potential transition?
Would appreciate any thoughts. Thanks
You can make the switch at VP but it will be to a smaller, more entrepreneurial group (I have seen someone do this). The firms you listed won’t take people from the debt side. Not because you would be bad at the job - just because they don’t have to
I’m sure you’ve thought of this, but maybe try to move internally?
Thanks for the response - that's what I had gathered as well. Yes, I will try to internally transfer but from what I gather, it's somewhat frowned down upon at my shop and the seniors in the debt group won't go to bat for you
After you get a few deals closed, stay in those clients' pockets for awhile so they remember your name. Then when you think it's time to transition, reach out to them and see if they have any openings on their equity team. If you get picked up, then the firm you just left (hopefully on a good note) gained a stronger relationship with the new equity firm and makes way for future direct/off market deals.
I work in debt and what I do is try to envision the borrower's perspective on every deal to see if a) the business (ownership) plan makes sense for the asset and b) what financing makes the most sense for the borrower for them to execute on their business plan. This way you are beginning to think like an owner/investor while simultaneously using your debt knowledge - something not every person on an equity team has.
work as vp at similar debt fund, guys more senior than me jump every year to equity... just relationships/networking and guys they work with regularly on equity and they join that team. At a bridge lender/transitional lender, you're uw the same biz plan/same risk... realistically same DD as equity without plugging a few numbers into a pre-made waterfall. Its the same stuff.
+1. Are the guys you're referencing jumping to similar tier firms or are they "trading down" when they make the jump (smaller shop, less institutional, etc)? I've seen a lot of the latter, but not so much of the former.
Also, are they jumping to acquisitions roles? Or are they doing capital markets / etc (which is more of a natural transition)?
Know guys going to acquisition at Brookfield and MSREI, Madison international, large family offices, then also much smaller investors/operators. Really just networking. Wouldn’t say trading down, but if you’re jumping from a bank, large PE debt fund, etc. to an equity shop… it’s likely a smaller brand (if you’re at KKR or JPM not many brands are largeR/on that same level… so inherently you’re moving to “smaller shop”. Not moving down tho. In my opinion it’s relatively easy to move to equity (the OP example was working in debt at oaktree or KKR… they can definitely hit equity if they want). Ppl overthink it. It’s literally same analysis
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