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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? 

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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?

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CONNECT WITH GUEST: ANNE MINO, SENIOR LOAN OFFICER AT LIVE OAK BANK, SELF STORAGE DIVISION

Live Oak Bank | LinkedIn | Email | Website

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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?

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CONNECT WITH GUEST: MATTHEW ROSENDALE, BROKER AT LINDSEY SELF STORAGE GROUP

Website | LinkedIn | Email | 484-695-0872

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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?

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GUEST DR. JEFF RICHARDSON

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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?

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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

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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?

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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

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CONNECT WITH GUEST: 

JASON MANDEL, REAL ESTATE ATTORNEY/PARTNER AT ROYER COOPER COHEN BRAUNFELD LLC

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What 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 FOR

3:19 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?

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CONNECT WITH GUEST: 

SYDNIE WILDA, OPERATIONS AND DEVELOPMENT SPECIALIST | SSA YOUNG LEADERS GROUP SENATOR | MEMBERSHIP COMMITTEE LEADER

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How 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?

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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

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What 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 FOR

3:25 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?

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CONNECT WITH GUEST: TIM KANE, BELROSE

Email | Website | Storpro website 

(240) 304-8578

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