Self Storage Investing

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.

The Expansion Deal that Almost Broke Us

Send us a textWhat if your “can’t-miss” real estate deal missed… hard?In this episode of the Self Storage Investing Podcast, guest host Joe Downs and Bellrose Storage Group partner Tim Kane share their first-ever expansion project; a textbook-perfect deal that was derailed by unforeseen pitfalls, a global pandemic, and shifting market dynamics.  From zoning setbacks to COVID-related delays and the gut punch of rising interest rates, Tim and Joe walk us through the raw, honest journey of a project that went sideways,  and what they learned to come out stronger.  WHAT TO LISTEN FOR3:25 Why did this expansion project look like a guaranteed win?6:03 How did a narrow lot design derail our entire construction timeline?9:50 What curveball forced us to use portable units mid-project?15:05 How did we recover when the market shifted against us?Leave a positive rating for this podcast with one click CONNECT WITH GUEST: TIM KANE, BELROSEEmail | Website | Storpro website (240) 304-8578CONNECT WITH USWebsite | You Tube | Facebook | X | LinkedIn | Instagram

Self-Storage for Blue-Collar Entrepreneurs

Send us a textFrom blue-collar grind to buying storage facilities, Kevin Stearns isn’t your typical investor, and that’s exactly the point. Joe Downs talks with Kevin, a former oil rig worker and dumpster rental operator who in just six months, went from learning the ropes to closing his first dealNo fancy degree, no investor pedigree. Just drive, curiosity, and mentorship. Hear how Kevin went from heavy labor to passive income, why he sold his rentals, and how he’s now on his second deal with eyes on full-time storage domination.For anyone who wonders, “Can I actually do this?” Spoiler alert: Kevin’s journey says YES. WHAT TO LISTEN FOR3:53 Why did he sell multifamily rentals for a dumpster business?6:27 What made self-storage the “right” business?12:44 How did Kevin find his first self-storage deal?23:23 What’s the biggest lesson after owning a facility for 3 months?  Leave a positive rating for this podcast with one click Connect with guest: Kevin Stearns, Owner | CEO | Real Estate Investor at STEARNS INVESTMENTS, LLCWebsite | LinkedIn 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 6-Figure Mistakes Self-Storage Investors Keep Making

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 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 FOR2:14 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?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 Five Steps That Make or Break a Storage Deal

Send us a textEver wonder how a great-looking self-storage deal turns into a financial disaster? Joe Downs sits down with acquisitions expert Jack Pezzino to uncover the most common and costly mistakes new investors make when diving into self-storage. From market analysis missteps to overlooked tax reassessments, Jack shares real-world examples and battle-tested strategies that can save you tens, even hundreds, of thousands of dollars. Together, they walk through the structure of their intensive five-week FMG course, offering a rare inside look into the tools, frameworks, and mindset needed to buy smart, underwrite confidently, and operate like a pro in today’s market. WHAT TO LISTEN FOR:11 What’s the $133K spreadsheet mistake most new investors miss?3:13 Why is analyzing the market more important than the deal itself?10:40 What’s the occupancy paradox and how can it trick new investors?15:37 What are the most common underwriting mistakes and how do they kill deals?22:02 How do you actually finance a $1M self-storage deal with little money down? 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.