What Is The Golden Goose These Days?
Hypothetically speaking if you have access to capital and can start your own shop right now, what your structure/strategy be and why? Assuming you’re on the equity side and the eventual goal is to get wealthy.
For example, operator vs LP side, single asset class versus multiple, core vs opportunistic, regional vs national, risk vs return perspectives, etc.
Or am I being too optimistic and if so, is the long term strategy to build a career at a shop with decent comp carry and grind your way up to the top? Maybe it’s to join a smaller shop as the 5th employee in which the partners all have great track records?
Shoot away.
Based on the most helpful WSO content, here are some insights and strategies for starting your own shop:
Structure/Strategy:
Operator vs. LP Side:
Single Asset Class vs. Multiple:
Core vs. Opportunistic:
Regional vs. National:
Risk vs. Return Perspectives:
Additional Considerations:
Alternative Strategy:
Conclusion:
The best strategy depends on your background, network, and career opportunities. If you have access to capital and a strong network, starting your own shop with a balanced approach between risk and return might be viable. Otherwise, building a career at a reputable shop and leveraging those relationships and experiences could be a more secure path to wealth.
Remember, the current time is Thursday, October 10th, 2024, so consider the latest market conditions and trends when making your decision.
Sources: Why Not Start Your Own Shop?, https://www.wallstreetoasis.com/forum/real-estate/running-your-own-shop?customgpt=1, https://www.wallstreetoasis.com/forum/real-estate/starting-your-own-shop-lp-debt-fund-vs-gp-dev-co-value-add?customgpt=1, To Those Who's Had A Successful Career In CRE, What Advice Do You Have For Younger Generations?, How do I know I have what it takes to start my own development shop?
Entitlement/Development projects in inefficient markets i.e. markets with high demand but restrictive zoning laws, where having more knowledge of the entitlement process does actually give you a huge leg up. Depending on the project and what gets entitled, your land cost can be just a fraction of your total cost
Genuine question - hasn’t this always been the case? Or are you saying in today’s market it’s more true than it ever was before considering the competitiveness of the market today
Yup always been the case in my opinion, but you're probably correct that it might be more true today given how competitive and expensive things are today.
Do you think urban planners turned developers have an advantage in those markets? Asking because I'm finishing up my masters in planning lol.
No? Why do you think urban planners would have an advantage? The only people who have an advantage are 1.) Obviously those with more capital to invest and 2.) Those with more knowledge and connections (this could be you yourself know the right people or you know which people to hire that know the right people). The biggest advantage from connections I've seen firsthand is the founder of the institutional developer I used to work for. He started off working in the city's urban planning/development division and eventually became the head. He then leveraged that position to become MD at Tishman and then eventually start his own firm. His firm is now the largest or 2nd largest developer in the state. He has the governor, mayor, city councilors etc...on speed dial
Digital infrastructure
I have a few prime e-corners on e-main & e-main in the metaverse. DM me for the e-details.
There is way more money, or better returns at least, on the operator side. If you have access to enough capital that you can consider starting a fund, that's an easier route - just clip your fees and be happy.
Single asset class, always. If you think you're best in class at multiple strategies, you're probably a sucker in all of them. If you know you aren't particularly good at something, why bother doing it?
Why would anyone choose to invest in core assets when returns are higher elsewhere?
Same comment on all of this. Assuming you'll be equally capable at all of these, why would anyone bother to be involved in a lower-yielding market sector? Why shoot for 10% returns when you could shoot for 18% returns?
Apologies, was sitting in the bathroom writing this lol. Instead of core v opportunistic let’s make that acquisitions vs development. I guess it all depends on the deal but let’s say if you have to choose between developing in a high growth market like Dallas (vs buying a value add older vintage in a supply constraint market in CA, which one would you choose?
For the third question, that was more towards risk tolerance when starting your own shop - like you said, i.e raise a core/core+ fund and clip smaller fee vs opportunistic fund and larger fee but take on more risk knowing this is your first fund.
Whichever one that 1.) I know the market better 2.) have a full team that will allow me to execute 3.) Has higher risk adjusted returns. Now if you are going to use the "all else being equal" line then, personally, I would pick a supply constrained market because you will be less affected in a down market like today because demand far outweighs supply. In fact, with interest rates as high as they are today, rents actually go up because less people can afford to buy
The problem is that once you strip the question of all it's context, the answer becomes meaningless. I would choose whatever I thought I was best at, and that's not really an answer with objective value. Different people enjoy/are good at different things - the skills that make a good developer are not the same skills that make a good fund manager.
Again there isn't a right answer, just personal preference, so knowing mine probably won't help you. Personally I think affordable housing development is the place to be - reduced risk profile, never has a down cycle, high leverage without lots of guarantee risk, huge need, political goodwill, high fees, low capital requirements.
Sure, if you handed me billions of dollars and said "invest in core+ deals, take your 1-2% AM fee and take 25% of everything over an 8" I'll do that. That's a no brainer, but it's a no brainer because it takes no work and no risk and you can make a fortune. Generally speaking that doesn't happen.
Step 1 Find a mentor you respect and would trade lives with today. Have them teach you the ropes. It will take 5+ years.
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