Self Storage Investing

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What does it actually look like to walk away from a successful career and bet everything on self-storage…and win? 

Joe Downs sits down with Christin and Rod Blunk, a husband-and-wife team who completed over 450 residential real estate transactions before pivoting to self-storage in 2020. 

Fueled by a health crisis that revealed the fragility of active income, they got educated through the Self-Storage Academy, bought their first facility in Kentucky for $330,000, and have since grown it to nearly $800,000 in value…while cash flowing $20,000 a year net. 

Their second acquisition, purchased for $430,000, is now worth $1–$1.1 million. Today, they own multiple facilities, hold LP positions, and are raising capital. 

This is one of the most powerful W2-to-self-storage investing stories in the space.

Listen For:

6:19 Why did Christin and Rod Blunk leave residential real estate for self-storage investing?

14:19 How did the Blunks buy their first self-storage facility for less than a single-family home?

17:04 How did driving for dollars lead to a $430,000 self-storage deal worth over $1 million today?

23:33 How did Christin and Rod go from students at the mastermind to raising capital from investors?

30:34 What advice do Christin and Rod Blunk have for investors sitting on the fence about self-storage?

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CONNECT WITH GUEST: ROD & CHRISTIN BLUNK

Warriors 2 Wealth Website | Warriors 2 Wealth YouTube | Christin's Instagram | Christin's LinkedIn | Rod's LinkedIn | Rod’s Instagram 

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Could a few thousand dollars spent on a Property Condition Report actually save your self-storage investment…and pay for itself many times over? 

Joe Downs and guest David Harkness of Fivefold Technical Consultants prove exactly why the answer is yes. 

This is the inspection tool that saved Belrose and their students over $200,000 this year alone. 

David brings his engineering expertise, drone technology, and boots-on-the-ground experience to every acquisition, and in this episode he reveals what he actually finds on site: failing metal roofs, catastrophic drainage problems, hidden vehicle damage, and deferred maintenance that sellers routinely underestimate. 

This is the self-storage investing intelligence that separates the investors who survive from the ones who thrive.

Listen For:

:12 What due diligence mistake turned a “$200,000 roof fix” into a $1 million problem?

1:50 What is a property condition report and how is it different from a home inspection?

7:07 What are the three most valuable things investors get from a property condition report?

17:36 Why did this Buffalo-area facility really need a full roof replacement?

28:25 What hidden self-storage issues help investors renegotiate major discounts?

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CONNECT WITH GUEST: DAVID HARKNESS, TECHNICAL DIRECTOR | SENIOR CONSULTANT AT 5-FOLD TECHNICAL CONSULTANTS

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When a U.S.-Israel military operation launches against Iran and the Strait of Hormuz hangs in the balance, what does that mean for your self-storage portfolio? 

Scott Meyers cuts through the noise of the Iran conflict to deliver the practical, market-savvy analysis self-storage investors need right now. 

Scott unpacks Operation Epic Fury's immediate impact on oil prices, interest rates, inflation, and real estate markets then makes the data-backed case for why self-storage remains uniquely positioned to weather the storm. 

From the four D's of demand to month-to-month lease flexibility and a 190-basis-point outperformance over inflation from 2008 to 2024, Scott gives investors a clear-eyed picture of what's happening, what it means, and exactly what to do next.

Listen For:

2:44 What is Operation Epic Fury and why does it matter to self-storage investors right now?

6:16 How did oil prices, treasury yields, and stock markets react the moment the Iran conflict began?

13:59 How does the conflict in Iran directly affect the real estate market and self-storage construction costs?

27:51 What opportunities does the current interest rate environment create for self-storage buyers with dry powder?

32:28 What is Scott Meyers' practical playbook for self-storage investors navigating this market uncertainty?

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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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CONNECT WITH GUEST: PETER SMYTH

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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

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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

Website | LinkedIn  

JOE DOWNS, CEO BELROSE STORAGE GROUP

LinkedIn  | Website  

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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

LinkedIn | Website | Email | Bio 

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