The 6-Figure Mistakes Self-Storage Investors Keep Making

2025-12-15

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Send us a textWhat’s the real cost of a bad self-storage deal? Try six figures…and that’s if you’re lucky.Joe Downs teams up with operations and acquisitions expert Jack Pezzino to uncover the real-world mistakes that separate self-storage winners from warning signs. With decades of experience and more than $50M in deals under their belt, the Belrose Group duo dives into the costly blunders new investors make, everything from believing national headlines over local data, to underestimating snow removal costs, to skipping crucial ...

Send us a text

What’s the real cost of a bad self-storage deal? Try six figures…and that’s if you’re lucky.

Joe Downs teams up with operations and acquisitions expert Jack Pezzino to uncover the real-world mistakes that separate self-storage winners from warning signs.

With decades of experience and more than $50M in deals under their belt, the Belrose Group duo dives into the costly blunders new investors make, everything from believing national headlines over local data, to underestimating snow removal costs, to skipping crucial digital due diligence.

They explain how “average” expense ratios can be dangerously misleading, how local quirks (like rivers or snowy climates) destroy underwriting assumptions, and why a good attorney is more than just a legal line item, they’re your last line of defense.

This episode is packed with painful lessons you’ll want to learn the easy way—from someone else’s mistakes.

WHAT TO LISTEN FOR

2:14 How can national self storage headlines mislead new investors?

4:09 What key expenses are often missed when analyzing facilities in snowy regions?

8:14 Why is supply index misleading without local context?

14:29 What digital due diligence steps do most investors skip?

28:47 How can the right attorney save your self storage deal?

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CONNECT WITH GUEST: JACK PEZZINO, VP OF ACQUISITIONS BELROSE STORAGE GROUP

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JOE DOWNS, CEO BELROSE STORAGE GROUP

LinkedIn | Website