Should I move from debt to equity?
Hi all, I am currently on the debt side of real estate in BB. Lot of transactions and WLB is quite good. However, still have that little bit of urge to go to the equity side. This is mainly because of exits and the thought that I could always come back to the debt side but not the other way round if I don't make an early move. Currently in final round for a major sweatshop in REIB. Should I give up fairly good comp and WLB for brutal hours? Or just enjoy the current seat I have? Any thoughts?
Based on the most helpful WSO content, transitioning from debt to equity in real estate is a common aspiration, but it comes with trade-offs that you should carefully weigh:
Exit Opportunities: While moving to equity acquisitions is often seen as a desirable path, it's worth noting that there are significantly more people vying for equity roles than there are positions available. On the other hand, the debt side offers strong income potential, especially if you can get into relationship-driven roles at a BB or move into higher-leverage, higher-bonus areas like mezzanine or alternative debt lending.
Work-Life Balance (WLB): You currently enjoy good WLB on the debt side, which is a rare and valuable asset in real estate finance. Moving to a "sweatshop" REIB role will likely mean sacrificing this balance for long hours and intense work. Consider whether the potential upside in equity is worth this trade-off.
Reversibility: Your point about being able to return to debt from equity but not vice versa is valid. However, some experienced professionals on WSO have noted that after a few years on the debt side, many lose interest in moving to equity because of the strong earning potential and career growth available in debt.
Compensation: While equity roles can offer higher upside in the long term, especially at senior levels, the debt side can also be lucrative, particularly in relationship-driven or alternative lending roles. If your current compensation is competitive and your role offers growth, it might be worth staying put.
Recommendation: If you're truly passionate about equity and willing to endure the brutal hours for the potential long-term payoff, the move could make sense. However, if you value your current WLB and compensation, and you're not 100% sold on equity, it might be better to enjoy your current seat and explore ways to grow within the debt side. Remember, the grass isn't always greener, and the debt side offers its own unique advantages.
Sources: What is your compensation in Real Estate Finance?, Investment Sales Vs. Debt/Equity Brokerage, CRE Lending Exit Opps?, Employment Dilemma, Private Debt/Direct Lending Exit Opps?
enjoy the current work- not worth it imo to make a lil more money and be a slave
Thanks both for your comments but what if I feel like I'm not getting much growth in my current seat? Am I just being paranoid?
More and more I realize that in this business, no one is going to make you rich. They promise upside and growth in exchange for sweatship conditions but the good stuff never materializes for many. Not worth slaving away.
Thanks both for your comments but what if I feel like I'm not getting much growth in my current seat? Am I just being paranoid?
I agree. In my eyes, the only way to make it in real estate is to raise funds from people much better off than you and squeeze yourself into a deal. If you see yourself doing your own thing one day, ask yourself if your current job gives you the skills to do so. If not, get out.
Read "Further Thoughts on Sea Change" memo by Howard Marks
If you're only a first year analyst then you may be taking a short-sighted approach. Debt is super interesting (imo) and generally more active right now. If you're still new in the game, it's probably worth spending more time learning about the breadth and depth of the bet world. I doubt you are pigeon-holed if you don't make an "early" move to equity. Great time to be patient, especially if the comp and WLB are great.
I am going into the debt space and will be my first time working in real estate, but does equity side make a lot more than the debt side?
If you feel the need to scratch the equity itch, you should do it while you are younger. It is harder (but not impossible) to move later in your career (VP/Director +) in either direction.
People think that you can always just come back to credit, but honestly that isn’t really true. If you spend 2 years doing credit at 22, switch to equity and want to come back at 30, credit people are going to be just as suspect if you were doing the opposite (spent 8 years in credit and wanted to move to equity).
Thanks for the detailed and helpful response. I've been reading through your replies on other threads which inspired me to ask you few questions. Is it okay if I pm you?
Feel free to PM me
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