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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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White Label Storage helps self-storage owners manage their facilities like a performance business, not a guessing game. Using facility-level data and custom technology tools, the team drives smarter pricing, marketing, and operational decisions with no gut-based revenue management.

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