In this episode I sit down with Joe Downs, an investor who went from buying distressed second mortgages to building a thriving self-storage empire. Joe shares how he stumbled into self-storage after his previous business was squeezed by new regulations, why 80% of storage facilities are still owned by mom-and-pop operators, and how that creates opportunities for everyday investors. We talk about financing strategies like SBA loans, how to add hidden value to facilities, and why self-storage can deliver more control, diversification, and upside than single-family rentals. Joe also opens up about his “why” — teaching his kids the knowledge behind wealth so they can build their own freedom.