BusinessInvestingEntrepreneurshipEducationSelf-Improvement

Self Storage Investing

Scott Meyers, Stories and Strategies

This is the Self Storage Investing podcast, where we share the knowledge and skills from the industry’s leading investors, developers, and operators to help you launch and grow your self-storage investing business.

What made them a success? Built their wealth? What was their mindset and mentality as they entered the space and found room for business growth?

Led by podcast host Scott Meyers, the ORIGINAL SELF STORAGE EXPERT, we have a track record spanning two decades having successfully acquired, converted, developed, and syndicated over 4 1/2 million square feet of self-storage properties nationwide. Discover the secrets to building wealth and creating a thriving business mindset through our insightful episodes with leading experts. We delve into topics such as navigating recessions and market crashes, as well as the lucrative world of real estate investing through self storage.

Join us as we explore strategies, tactics and insider tips that will propel your self storage investing journey toward prosperity. Get ready to unlock the potential of this lucrative (recession-proof) industry and embark on a path to financial freedom.

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May 25 · 26 min
REPLAY - 3 Rules for Building a Customer First Self Storage Empire
Send us Fan Mail Is your self-storage business keeping up with the digital revolution? Scott breaks down the essential shift toward remote management and how technology is redefining customer experience. From online reservations and automated payments to AI-powered chatbots and interactive virtual tours, Scott explains why a seamless digital experience is now a necessity...not just a luxury. He shares lessons learned from implementing kiosks, strategies for maximizing uptime, and tips for leveraging automation to reduce costs while increasing customer satisfaction. Whether you're already embracing remote management or just starting to explore the possibilities, this episode is packed with insights to keep your self-storage business ahead of the competition. WHAT TO LISTEN FOR 5:41 Lessons from the First Self-Storage Kiosks 14:31 Keeping Customers Engaged with Automation 20:59 Social Proof & Online Reputation 23:24 Avoiding Customer Churn Leave a positive rating for this podcast with one click CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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S1 · E270
May 18 · 11 min
Why Specialty Storage May Define the Next Decade
Send us Fan Mail What if the future of self storage was hiding in the narrow streets of Italy? Scott records from Tuscany, Italy and shares a fascinating realization about how limited space, dense urban living, and evolving consumer behavior are shaping the future of storage worldwide. Comparing the massive self storage footprint in the U.S. to Italy’s dramatically under supplied market, Scott explores whether the demand for storage is universal human behavior or simply a matter of supply catching up. He breaks down the changing habits of younger generations, the rise of mobility and smaller living spaces, and why those trends are actually fueling storage demand instead of killing it. WHAT TO LISTEN FOR :55 Is Self-Storage Demand Universal Across the World? 2:29 Does Italy Have a Storage Problem or a Storage Opportunity? 3:22 Are Younger Generations Making Self-Storage Obsolete? 5:10 What Specialty Storage Trends Are Changing the Industry? 7:40 Where Is the Next Decade of Self-Storage Growth Headed? Leave a positive rating for this podcast with one click CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify.
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May 11 · 32 min
REPLAY - Broker Secrets In A Changing Self-Storage Market
Send us Fan Mail This is a REPLAY of an episode first published in December 2025. Is this the moment to get bold with your next self storage move, or the moment to back away? Scott Meyers sits down with broker and former principal investor David Perlleshi of Franklin Street to unpack why today’s selective market may actually be the best buying climate since the mid two thousands. David traces his path from acquiring and expanding mom and pop facilities in the Carolinas to brokering nearly two hundred properties nationwide, giving him a rare view from both the ownership and sales sides. He explains how values have reset to twenty sixteen through twenty eighteen levels, why true motivation now separates real sellers from market testers, and how smart buyers should think in price per foot rather than fixating on yesterday’s cap rates. Along the way he shares what makes a great buyer in the eyes of a broker, the biggest mistake sellers make when they decide to list, and why self storage is not a set it and forget it asset but a real operations business that rewards speed, preparation, and collaboration. WHAT TO LISTEN FOR :50 How did David go from principal investor to national self storage broker? 5:09 What is really happening with pricing, values, and supply in self storage today? 7:56 How can you tell if a seller is truly motivated to meet the market? 11:27 Why are buyers and lenders chasing stabilized deals and avoiding stalled lease up projects? 18:22 What separates a merely good buyer from a great buyer in the eyes of brokers? Leave a positive rating for this podcast with one click Connect with guests: David Perlleshi Website | LinkedIn | X | Facebook| Instagram| Email CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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S1 · E269
May 4 · 15 min
How Pro Storage Compares to Traditional Self-Storage
Send us Fan Mail Is traditional self-storage losing its edge… and is pro storage the next great wealth-building frontier? Scott Meyers pulls back the curtain on what he calls the most significant opportunity in self-storage investing today: pro storage. With the traditional self-storage market now a $47 billion industry facing compressed yields, saturated development pipelines, and institutional pricing pressure, Scott makes the case for a virtually untapped asset class within the asset class. From storage condominiums and small bay flex space to luxury storage and enclosed RV/boat storage, this episode breaks down exactly what pro storage is, why demand is at crisis levels, and how savvy investors are funding and building these facilities right now. Investors who miss this shift may be leaving serious returns on the table. WHAT TO LISTEN FOR :56 Is pro storage the next major self-storage investing opportunity hiding in plain sight? 2:43 What are the key differences between storage condos, small bay flex, and luxury storage? 6:29 What does a typical pro storage facility look like and what infrastructure sets it apart? 9:08 Where should investors build pro storage facilities and what is the 20-minute rule? 12:25 How are developers and investors funding pro storage projects in today's market? Leave a positive rating for this podcast with one click CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners grow revenue, improve operations, and scale more efficiently with a tech-enabled management approach. The team supports key parts of the business, including facility operations, marketing, and customer experience, giving owners a stronger platform for growth. Website | LinkedIn (410) 693-5166
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S1 · E268
April 27 · 43 min
Is Solar-Powered RV Storage the Best Investment Strategy Right Now?
Send us Fan Mail What if you could cut your project cost in half on day one…before a single tenant moves in? Scott Meyers sits down with developer and investor Chris Koenig to pull back the curtain on one of the most compelling niches within self-storage investing: solar-powered covered RV and boat storage. Chris has built multiple facilities across California, including a 400-unit, 200,000-square-foot Pittsburgh, California project that generates approximately $120,000 in NOI per month, plus an additional $300,000 per month selling power back to PG&E. With $80 million of real estate currently under construction and a bold new venture into private vaults and safe deposit boxes, Chris reveals the dual-revenue model, the tax credit math, the site selection rules investors miss, and why this niche is one of the stickiest asset classes in all of self-storage. If you're looking for self-storage investment strategies that create real arbitrage at the capital stack level, this episode is essential listening right now. WHAT TO LISTEN FOR 6:20 How does the solar tax credit structure turn a $20 million self-storage project into a $10 million one? 10:10 What does the true ROI on solar look like for self-storage investors who run the numbers correctly? 14:32 How should investors think about site selection for covered RV and boat storage versus traditional self-storage? 24:32 Is the solar-powered RV boat storage business model sustainable through 2026 and beyond? 29:23 What is the private vault and safe deposit box opportunity that most self-storage investors are completely missing? Leave a positive rating for this podcast with one click CONNECT GUEST: CHRIS KOENIG, MANAGING MEMBER | KINGSLAND COMPANIES LLC Website | LinkedIn | Email CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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S1 · E267
April 20 · 28 min
The Asset Class Next Door: Is Small Bay Flex the New Self-Storage?
Send us Fan Mail Could the next frontier of commercial real estate investing be hiding right next to the self-storage facilities you already know? Scott Meyers welcomes Cody Payne, a small bay flex space specialist, investment sales broker, and founder of FlexParks USA, for a candid conversation about one of the fastest-growing asset classes in commercial real estate. With 20 years in the industry and a team specializing exclusively in small bay industrial leasing and investment sales across the US and Canada, Cody pulls back the curtain on what FlexParks really are, who's in them, what's driving demand, and why self-storage investors are uniquely positioned to capitalize. If you're already in self-storage and thinking about diversification, this episode delivers the blueprint. WHAT TO LISTEN FOR 3:03 What is small bay flex space and how does it differ from traditional self-storage? 6:14 What is really driving the explosive demand for flex park space right now? 13:45 What are the most common mistakes new flex park owners make during development and operations? 18:31 What does an ideal flex park site look like and how do you identify the right unit mix? 23:58 How can self-storage investors get started in small bay flex and what resources does Cody Payne offer? Leave a positive rating for this podcast with one click CONNECT GUEST: CODY PAYNE, FOUNDER AND MANAGING PARTNER OF FLEX PARKS USA Website | LinkedIn | Instagram | Facebook | Flex Space Domination Book CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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April 13 · 27 min
REPLAY - Time Is Money: Mastering Self-Storage Deals
Send us Fan Mail This is a REPLAY of an episode first published in September 2024. Ready to fast-track your self-storage success? In this episode, Scott launches a 30-day Letter of Intent (LOI) challenge with his Self Storage Mastery students, aiming to have each participant secure a property within a month. He dives into the essential strategies for finding and evaluating deals, mastering time management, and avoiding common pitfalls that can slow down your progress. If you’re serious about growing your self-storage portfolio, Scott’s insights on prioritizing tasks and executing a proven marketing funnel will get you there. WHAT TO LISTEN FOR 2:29 Speed and the Self-Storage Market: Why Timing Matters 6:44 How a 30-Day Time Audit Can Transform Your Business 16:07 Networking in Your Market: Why It Pays to Be Direct 21:46 Scott’s Favorite Deal-Finding Techniques Leave a rating for this podcast with one click CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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S1 · E266
April 6 · 20 min
The Commercial Storage Opportunity Most Investors Don't Even Know Exists
Send us Fan Mail Is the commercial storage industry sitting on one of the most overlooked investment opportunities in real estate right now? Scott Meyers pulls back the curtain on the full commercial storage landscape… and the picture is far bigger than most investors realize. Drawing on 21 years of experience and 29,000 units across five million square feet, Scott delivers a data-driven breakdown of where the self-storage market stands today, what the transaction environment is telling disciplined investors, and why adjacent sectors like boat and RV storage, industrial outdoor storage, aviation, and storage condominiums represent some of the most compelling self-storage investment strategies available in 2026. This episode is a must-listen for any investor serious about deploying capital into needs-based, recession-resistant assets before the window closes. WHAT TO LISTEN FOR 5:11 Is national self-storage occupancy data giving investors a false picture of the market? 8:00 Why has the era of building self-storage anywhere and printing money officially ended? 8:44 What does the supply and demand crisis in boat and RV storage mean for investors right now? 12:25 How does industrial outdoor storage compare to traditional industrial real estate in 2026? 16:20 What is the single thread connecting every commercial storage sector Scott covers today? Leave a positive rating for this podcast with one click CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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March 30 · 32 min
REPLAY - Attracting Passive Self-Storage Investors
Send us Fan Mail This is a REPLAY of an episode first published in January 2025. Leave a positive rating for this podcast with one click How do you scale your self-storage business without risking your investors' trust? Scott dives into the art and science of raising private equity, sharing his proven strategies for crafting compelling investment offerings, building trust with equity partners, and creating systems that support sustainable growth. Learn how to attract the right investors, structure deals effectively, and deliver returns that keep your business ahead of the pack. WHAT TO LISTEN FOR 2:14 Crafting Compelling Offers: Storytelling with Data 9:37 The Key Metrics Investors Want to See 17:38 Networking 101: Finding Your Ideal Investors 26:20 Skin in the Game: Why It Matters to Investors CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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S1 · E265
March 23 · 29 min
Why Sundae Is the Marketplace Self-Storage Investors Need
Send us Fan Mail What if the biggest problem in real estate is not money but finding the deal? Scott Meyers sits down with Josh Stech to unpack his journey from flipping homes to building one of the largest private lending platforms in the country and now disrupting off market real estate through his company, Sundae. Josh shares how the industry shifted from a lack of capital to a lack of inventory and how Sundae is solving that problem by creating a transparent, competitive marketplace for sellers and investors alike. From scaling a billion-dollar lending business to raising over $100 million for a new venture, he reveals the importance of staying mission driven, building trust with sellers, and resisting shortcuts for quick profit. The conversation also dives into the future of real estate, industry consolidation, and how entrepreneurs can partner with Sundae to scale faster. Leave a positive rating for this podcast with one click WHAT TO LISTEN FOR 1:07 How did Josh Stech go from Stanford grad to building the nation's largest private lender? 3:27 How does Sundae's competitive marketplace model benefit both sellers and investors? 9:52 What kind of experienced operator does Sundae want as a franchise partner? 14:33 What does Sundae's growth look like across every major US city in five years? 26:20 What is the one piece of advice Josh Stech says every investor needs to hear? Leave a positive rating for this podcast with one click CONNECT WITH GUEST: JOSH STECH, CEO | CO-FOUNDER AT SUNDAE Website | YouTube | Facebook| Instagram | LinkedIn CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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S1 · E264
March 16 · 33 min
How Ordinary Investors Built Extraordinary Wealth in Self-Storage
Send us Fan Mail What does it actually look like to walk away from a successful career and bet everything on self-storage…and win? Joe Downs sits down with Christin and Rod Blunk, a husband-and-wife team who completed over 450 residential real estate transactions before pivoting to self-storage in 2020. Fueled by a health crisis that revealed the fragility of active income, they got educated through the Self-Storage Academy, bought their first facility in Kentucky for $330,000, and have since grown it to nearly $800,000 in value…while cash flowing $20,000 a year net. Their second acquisition, purchased for $430,000, is now worth $1–$1.1 million. Today, they own multiple facilities, hold LP positions, and are raising capital. This is one of the most powerful W2-to-self-storage investing stories in the space. Listen For: 6:19 Why did Christin and Rod Blunk leave residential real estate for self-storage investing? 14:19 How did the Blunks buy their first self-storage facility for less than a single-family home? 17:04 How did driving for dollars lead to a $430,000 self-storage deal worth over $1 million today? 23:33 How did Christin and Rod go from students at the mastermind to raising capital from investors? 30:34 What advice do Christin and Rod Blunk have for investors sitting on the fence about self-storage? Leave a positive rating for this podcast with one click CONNECT WITH GUEST: ROD & CHRISTIN BLUNK Warriors 2 Wealth Website | Warriors 2 Wealth YouTube | Christin's Instagram | Christin's LinkedIn | Rod's LinkedIn | Rod’s Instagram CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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S1 · E263
March 10 · 38 min
Why Self-Storage Due Diligence Could Be Your Best Investment
Send us Fan Mail Could a few thousand dollars spent on a Property Condition Report actually save your self-storage investment…and pay for itself many times over? Joe Downs and guest David Harkness of Fivefold Technical Consultants prove exactly why the answer is yes. This is the inspection tool that saved Belrose and their students over $200,000 this year alone. David brings his engineering expertise, drone technology, and boots-on-the-ground experience to every acquisition, and in this episode he reveals what he actually finds on site: failing metal roofs, catastrophic drainage problems, hidden vehicle damage, and deferred maintenance that sellers routinely underestimate. This is the self-storage investing intelligence that separates the investors who survive from the ones who thrive. Listen For: :12 What due diligence mistake turned a “$200,000 roof fix” into a $1 million problem? 1:50 What is a property condition report and how is it different from a home inspection? 7:07 What are the three most valuable things investors get from a property condition report? 17:36 Why did this Buffalo-area facility really need a full roof replacement? 28:25 What hidden self-storage issues help investors renegotiate major discounts? Leave a positive rating for this podcast with one click CONNECT WITH GUEST: DAVID HARKNESS, TECHNICAL DIRECTOR | SENIOR CONSULTANT AT 5-FOLD TECHNICAL CONSULTANTS Website | LinkedIn | Email CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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S1 · E262
March 9 · 41 min
What the Iran Conflict Means for Self-Storage Investors
Send us Fan Mail When a U.S.-Israel military operation launches against Iran and the Strait of Hormuz hangs in the balance, what does that mean for your self-storage portfolio? Scott Meyers cuts through the noise of the Iran conflict to deliver the practical, market-savvy analysis self-storage investors need right now. Scott unpacks Operation Epic Fury's immediate impact on oil prices, interest rates, inflation, and real estate markets then makes the data-backed case for why self-storage remains uniquely positioned to weather the storm. From the four D's of demand to month-to-month lease flexibility and a 190-basis-point outperformance over inflation from 2008 to 2024, Scott gives investors a clear-eyed picture of what's happening, what it means, and exactly what to do next. Listen For: 2:44 What is Operation Epic Fury and why does it matter to self-storage investors right now? 6:16 How did oil prices, treasury yields, and stock markets react the moment the Iran conflict began? 13:59 How does the conflict in Iran directly affect the real estate market and self-storage construction costs? 27:51 What opportunities does the current interest rate environment create for self-storage buyers with dry powder? 32:28 What is Scott Meyers' practical playbook for self-storage investors navigating this market uncertainty? CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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S1 · E261
March 2 · 37 min
The AI Competitive Advantage for Self-Storage Operators | Peter Smyth
Send us Fan Mail Is AI quietly becoming the most powerful competitive advantage in self-storage operations and are most operators already behind? Meyers sits down with Peter Smyth of White Label Storage, fresh off an industry panel on AI and self-storage at the Florida show. Peter breaks down how operators at every level, from single-facility owners to large portfolio managers, should be thinking about AI: not as a tech project, but as a gap-filling leverage tool. From agentic call centers handling 30,000 calls a month to automated gate testing and sentiment-driven review outreach, Peter shares what's actually working in the field. He also weighs in on market transaction volume, the maturation of the asset class, and the consumer complaint environment now threatening rent control. If you're a self-storage investor trying to run leaner, smarter operations in 2026, this episode delivers the inside view. WHAT TO LISTEN FOR 1:18 How should self-storage operators actually think about AI before buying any tools? 4:18 What does White Label Storage's 30,000 monthly calls reveal about AI's real value? 11:28 What are the quickest AI wins a self-storage operator can implement right now? 18:12 Why is the Extra Space lawsuit a warning sign for every self-storage investor in 2026? 23:48 Is the self-storage market setting up for more transaction volume and opportunity in 2026? Leave a positive rating for this podcast with one click CONNECT WITH GUEST: PETER SMYTH Website | LinkedIn | Email | You Tube | Facebook | X CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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S1 · E260
February 23 · 36 min
You Probably Qualify for More Than You Think | Anne Mino
Send us Fan Mail What if the most powerful financing tool in self-storage has been hiding in plain sight…dismissed, misunderstood, and underutilized by the very investors who need it most? Joe Downs sits down with Anne Mino, Senior Loan Officer at Live Oak Bank, the #1 SBA lender in the country by dollar volume for self-storage loans, to pull back the curtain on what SBA financing can actually do for self-storage investors. Anne reveals how a borrower earning $80,000 a year could qualify for a $1 million acquisition, why no prior self-storage experience is required, and how strategic use of SBA loans can turn $300,000 into a multi-property portfolio. If you've been sitting on the sidelines waiting for the perfect deal or the perfect balance sheet…this episode is your wake-up call. WHAT TO LISTEN FOR 3:46 Can a first-time self-storage investor with no experience actually qualify for an SBA loan? 11:03 Could someone earning $80,000 a year qualify for a $1 million self-storage acquisition? 19:08 How can SBA financing help investors buy and expand a self-storage facility at the same time? 23:41 How do experienced investors use SBA loans to build a self-storage portfolio faster? 28:21 Does SBA lending really take six months to close a self-storage deal? Leave a positive rating for this podcast with one click CONNECT WITH GUEST: ANNE MINO, SENIOR LOAN OFFICER AT LIVE OAK BANK, SELF STORAGE DIVISION Live Oak Bank | LinkedIn | Email | Website CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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S1 · E259
February 16 · 34 min
A Broker’s Warning to First-Time Self-Storage Investors
Send us Fan Mail Is the self storage market finally catching a tailwind again? Joe Downs sits down with broker Matthew Rosendale of Lindsey Self Storage Group to unpack what’s really happening behind the scenes from $345,000 “Crapper King” deals to $90 million institutional transactions. Matt shares how 2025 exceeded expectations for his team, why early 2026 is flashing green flags, and how Fed rate cuts and slowing new development could spark occupancy growth. They dive deep into seller psychology post-2021 peak pricing, whether expectations have finally reset, and why first-time buyers consistently miss the mark by chasing the “perfect deal.” From underwriting mistakes to supply pipeline blind spots and management cost realities, this conversation is a tactical, no-fluff look at what separates serious operators from stuck dreamers…and why taking action now might matter more than timing the cycle. WHAT TO LISTEN FOR 3:18 What can a $345,000 deal teach you that a $90 million deal can’t? 9:25 Have sellers truly adjusted from 2021 peak pricing expectations? 19:29 Why do first-time buyers miss great deals chasing the “perfect” one? 29:59 What’s the one action new investors must take to land their first deal? Leave a positive rating for this podcast with one click CONNECT WITH GUEST: MATTHEW ROSENDALE, BROKER AT LINDSEY SELF STORAGE GROUP Website | LinkedIn | Email | 484-695-0872 CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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#258
February 9 · 35 min
$325K Below Ask on Self Storage Deal #1
Send us Fan Mail Your first self-storage deal doesn’t have to be perfect… it just has to get done. In this episode, Joe Downs sits down with Dr. Jeff Richardson, a full-time veterinarian who closed his very first self-storage acquisition while still working 30–40 hours a week in his practice. Jeff walks through his journey from feeling intimidated by his first deal to becoming informed enough to negotiate with confidence, assemble the right team, and ultimately close Canton Self Storage at $1.875M. $325K below list price. From underwriting paralysis and hesitant LOIs to due diligence surprises involving termites and a hidden residential tenant, Jeff shares the real lessons that no textbook can teach. WHAT TO LISTEN FOR 2:19 How did a full-time veterinarian break into self storage? 9:16 Why did self storage win over every other asset class? 21:19 How do you know when a deal is overpriced—and when to offer? 24:54 How did due diligence surprises lead to a lower price? Leave a positive rating for this podcast with one click GUEST DR. JEFF RICHARDSON CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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S1 · E257
February 2 · 30 min
Sometimes the Best Deal is the One You Don’t Do
Send us Fan Mail In this episode, Joe Downs flips the usual success-story script and dives into the close calls. The near-deals that, if closed, could’ve spelled financial disaster. Joined by VP of Acquisitions and lead mentor Jack Pezzino, they walk through four real-life stories from students in the Self Storage Academy who dodged costly bullets, from overvalued properties with shaky tenant bases to sketchy sellers and hidden tax time bombs. Each example offers a masterclass in why due diligence, data validation, and strong mentorship matter in the self-storage investing game. WHAT TO LISTEN FOR 02:59 What if one tenant makes up 25% of your revenue? 10:30 How does a signed deal turn into a legal nightmare? 16:50 Can a tax reassessment blow up your entire deal? 23:09 What are the red flags of a shady seller? 28:10 Why do first-time investors need mastermind support? Leave a positive rating for this podcast with one click CONNECT WITH GUEST: JACK PEZZINO, VP OF ACQUISITIONS BELROSE STORAGE GROUP Website | LinkedIn JOE DOWNS, CEO BELROSE STORAGE GROUP LinkedIn | Website CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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S1 · E256
January 26 · 35 min
The New Self Storage Asset Classes You're Probably Missing
Send us Fan Mail The best investors don’t wait for the market…they build for what’s next. Scott Meyers, usually behind the mic, becomes the guest as Joe Downs flips the script. Together, they explore the future of self-storage in 2026 and beyond, revealing why a subtle industry shift is actually a massive expansion into untapped opportunities like Boat & RV storage, industrial outdoor storage (IOS), flex space, and more. With decades of experience and a visionary approach, Scott opens up about how the Self-Storage Mastermind is evolving into a hub for all things “storage”… and how this evolution is unlocking exponential growth for entrepreneurs. It’s a conversation about cycles, capital, and community…and how now might just be the biggest land grab opportunity of a lifetime. WHAT TO LISTEN FOR 1:46 What does 2026 look like for self-storage investors? 5:35 Why are developers bullish now if things are just “okay”? 8:24 Is the Mastermind shifting away from just self-storage? 13:58 How many types of storage are there, really? 25:41 What’s changing in the Mastermind for 2026? Leave a positive rating for this podcast with one click CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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S1 · E255
January 19 · 36 min
How to Avoid the Mistakes That Cost Investors Millions
Send us Fan Mail What if one buried document could cost… or save…you millions? Joe Downs sits down with real estate attorney Jason Mandel to unravel the nerve-wracking tale of a nearly disastrous storage facility acquisition, dubbed “The Storage Attic.” With only minutes left in the due diligence period, Joe discovered the property was four feet underwater in a flood zone… not the two feet the 87-year-old seller claimed. The insurance premium? A jaw-dropping jump from $12,000 to $81,000 a year. Jason reveals how quick legal thinking and strategic contract clauses narrowly saved the deal… and Joe’s investment. They also dig into other cautionary case studies from students, exposing pitfalls like outdated broker forms and zoning blind spots. This episode proves that specialized legal expertise isn’t a luxury… it’s your lifeline in self-storage investing. WHAT TO LISTEN FOR :13 What happens when a deal looks perfect but hides a fatal flaw 3:12 How did a delayed survey nearly cost millions 6:45 What legal options exist when due diligence runs out 9:47 Why are standard broker contracts dangerous for buyers 25:56 How can zoning issues destroy a deal after closing Leave a positive rating for this podcast with one click CONNECT WITH GUEST: JASON MANDEL, REAL ESTATE ATTORNEY/PARTNER AT ROYER COOPER COHEN BRAUNFELD LLC LinkedIn | Website | Email | Bio CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management. Website | LinkedIn (410) 693-5166
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