Self Storage Investing

Sometimes the Best Deal is the One You Don’t Do

Send us a textIn 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 FOR02:59 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 GROUPWebsite | LinkedIn  JOE DOWNS, CEO BELROSE STORAGE GROUPLinkedIn  | Website  CONNECT WITH USWebsite | 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.

The New Self Storage Asset Classes You're Probably Missing

Send us a textThe 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 FOR1:46 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 USWebsite | You Tube | Facebook | X | LinkedIn | InstagramJoe Downs on LinkedInBelrose website | Belrose email | Belrose LinkedIn Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify.

How to Avoid the Mistakes That Cost Investors Millions

Send us a textWhat 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 flaw3:12 How did a delayed survey nearly cost millions6:45 What legal options exist when due diligence runs out9:47 Why are standard broker contracts dangerous for buyers25:56 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 LLCLinkedIn | Website | Email | Bio  CONNECT WITH USWebsite | You Tube | Facebook | X | LinkedIn | InstagramJoe Downs on LinkedInBelrose website | Belrose email | Belrose LinkedIn Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify.

Why Smart Investors Are Going All In on RV Storage

Send us a textWhat if you could invest in storage with 20-to-1 demand advantage, higher revenue per square foot, and almost zero REIT competition…but 95% of investors don't even know it exists? Joe Downs reveals the explosive boat and RV storage opportunity that's hiding in plain sight, with expert Sydnie Wilda from The Storage Manager exposing exactly why this overlooked sector could be your most profitable move in 2026. From the shocking supply-demand imbalance (600,000 new boats and RVs delivered annually vs. only 25,000-30,000 new parking spots) to the operational secrets that separate winners from amateurs, this episode delivers the blueprint for capitalizing on America's outdoor recreation boom before the big players wake up.  WHAT TO LISTEN FOR3:19 What makes boat and RV tenants completely different from traditional storage customers?12:18 Why is a 60-foot drive aisle the difference between profit and disaster?18:30 How do you "idiot-proof" your facility design to prevent fence demolition?24:31 What is the "peak-end experience" and why does it multiply your tenant retention?27:53 Should you build a boat and RV facility on your vacant land? Leave a positive rating for this podcast with one click CONNECT WITH GUEST: SYDNIE WILDA, OPERATIONS AND DEVELOPMENT SPECIALIST | SSA YOUNG LEADERS GROUP SENATOR | MEMBERSHIP COMMITTEE LEADERLinkedIn | Website | Email CONNECT WITH USWebsite | You Tube | Facebook | X | LinkedIn | InstagramJoe Downs on LinkedInBelrose website | Belrose email | Belrose LinkedIn Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify.

How We Bought a Self Storage Facility Without a Bank Loan

Send us a textHow do you buy a self-storage facility when interest rates are climbing and banks are tightening up?In this episode of the Self Storage Investing Podcast, host Joe Downs welcomes Belrose Group’s VP of Acquisitions, Jack Pezzino, for a conversation into how they pulled off a real-world self-storage acquisition using seller financing. Together, they break down their purchase of a 60,000+ sq. ft. "pro storage" facility in Wilmington, North Carolina, highlighting how they structured the deal, navigated tough lending conditions, and ultimately created a win-win for both buyer and seller. From interest-only terms to leveraging extra land, they reveal the key negotiation tactics, risks to watch for, and the incredible upside seller financing can offer when done right.  WHAT TO LISTEN FOR:54 How did Belrose use seller financing to acquire M2 Maxi?5:08 Why didn’t traditional financing work in this deal?9:05 What really mattered most to the seller, price or cash flow?12:50 How do you create a win-win in seller financing deals?17:48 What are the biggest benefits of custom deal terms?Leave a positive rating for this podcast with one click CONNECT WITH GUEST: JACK PEZZINO, VP OF ACQUISITIONS BELROSE STORAGE GROUPWebsite | LinkedIn JOE DOWNS, CEO BELROSE STORAGE GROUPLinkedIn  | Website | Belrose email | Belrose LinkedInCONNECT WITH USWebsite | 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.