In this solo episode, host Alex Pardo gives a candid update on Dan's journey to buy his first self-storage facility — a deal that had strong market demographics, favorable bank financing, and real value-add upside, until one buried spreadsheet assumption changed everything. This episode is a real-world lesson in self-storage underwriting, revenue ramp-up timelines, and what it actually costs to miss a detail in your deal filter.

If you're working toward your first storage deal and want to understand how to stress-test your numbers before it's too late, this episode will save you from making the same costly mistake Dan made.

You'll Learn How To:

• Understand why storage revenue doesn't move like a light switch after acquisition
• Identify the ramp-up period tab in your deal filter and how to use it correctly
• Calculate how many net move-ins per month is realistic for your market
• Stress-test your debt service coverage ratio before presenting a deal to a bank
• Negotiate from a shoulder-to-shoulder position with sellers when deals need restructuring
• Recognize when a deal that looks good on paper is missing a critical timeline assumption
• Surround yourself with a community that can catch what your spreadsheet can't

What You'll Learn in This Episode

[0:00] Dan's deal looked solid until one buried assumption flipped everything

[0:32] Alex introduces Season 2 and Dan's journey from unemployed to first-time storage buyer

[1:09] Why Dan wasn't excited when he finally got under contract — and what that reveals

[1:45] Why celebrating each step matters even when you've been burned before

[2:06] The market fundamentals Dan liked: demographics, income, population growth

[2:31] The bank terms that made the deal attractive — 5.29% fixed for 5 years or 5.99% for 10

[3:05] A cautionary tale: a well-known investor who lost $15 million when rates adjusted on a $70M multifamily deal

[4:13] Why Alex jumped on an impromptu Zoom to review Dan's underwriting spreadsheet

[4:33] How Storage Wins community member Casey McKillop saved $100,000 on his first offer

[6:02] The specific tab Dan wasn't reading correctly — net move-ins and the ramp-up period

[7:07] The real issue: Dan assumed revenue would jump from $170K to $210K overnight

[7:51] It would take Dan 10 months to reach profitability — and he wasn't prepared to fund it

[8:09] The bank pulled out after reviewing the deal more closely

[8:59] How to explain debt service coverage ratio (DSCR) to sellers and why 1.25–1.3 matters

[10:14] The lesson: growth comes from adversity, and Dan won't make this mistake again

Who This Episode Is For:

• First-time storage investors preparing to make their first offer
• Investors who have been under contract before and had deals fall through
• Anyone underwriting a value-add storage deal and projecting a quick revenue bump
• Buyers who haven't stress-tested their debt service coverage ratio
• Entrepreneurs who know the numbers but need a second set of eyes on their assumptions
• Storage investors trying to understand how ramp-up timelines affect deal viability

Why You Should Listen:

Dan's deal had everything going for it on the surface — strong demographics, committed bank financing, and a clear path to raising rents. But one overlooked tab in the deal filter spreadsheet showed that revenue wouldn't jump overnight. It would take ten months to reach profitability, and Dan hadn't budgeted for that gap. That single assumption blew up the DSCR, the bank walked, and a deal that looked ready to close came apart fast.

This episode isn't about what went wrong. It's about what you can learn before it happens to you. Alex walks through the exact mistake — projecting revenue as a light switch rather than a ramp — and explains why having a community to stress-test your deal before you go under contract is worth more than almost anything else in this business.

The most expensive education is experience. But it doesn't have to be yours. Dan learned this lesson so you don't have to.

Follow Alex Pardo here:

• Storage Wins Website: https://www.storagewins.com
• Book a Discovery Call: https://www.storagewins.com/call
• Storage Wins Facebook Group: https://www.facebook.com/groups/storagewins
• Instagram: @alexpardo25
• YouTube: Storage Wins

If this episode hit home, share it with someone who's currently underwriting a self-storage deal or about to make their first offer. One conversation, one extra set of eyes on a spreadsheet, can be the difference between a great deal and an expensive lesson. Follow Storage Wins on your favorite podcast platform, and leave a rating and review — it helps more investors find the show.

Ready to move from learning to owning? Head to https://www.storagewins.com/call and schedule your free ten-minute discovery call with Alex. Your first storage facility is closer than you think.

Join the Storage Wins Facebook Group and connect with investors who are in the trenches just like you. The community is free, the knowledge is real, and the next deal could come from a conversation you haven't had yet.

In this episode, Alex Pardo continues the raw, unfiltered coaching series with Storage Wins community member Dan, who is now under contract on a 28,000 square foot self-storage facility priced at $2.625 million. After the previous conversation surfaced a critical gap in Dan's deal analysis — specifically that revenue doesn't jump to projected levels overnight but ramps slowly over months — this episode picks up with Dan processing some mixed emotions and working through the real question every first-time storage investor eventually has to answer: is the juice worth the squeeze?

Alex walks Dan through how to evaluate that question honestly, without just telling him what to do. They talk about what qualifies as a base hit versus a home run on a first deal, how to look at the deal through the conservative, likely, and best-case lenses without letting optimism drive the offer, and what it actually means to responsibly bring equity partners into a deal you still believe in. It's one of the most practical, unscripted conversations the show has aired — and if you're at a similar inflection point in your own storage journey, this one was made for you.

You'll Learn How To:

• Determine whether a deal is a true base hit or just a deal you're forcing because you're hungry to close
• Evaluate a storage deal through conservative, likely, and best-case revenue scenarios without getting burned by optimism
• Understand why revenue ramp-up is a slow burn — not a light switch — and how to model it correctly
• Structure equity partner terms that are competitive with what active investors in the storage space are actually looking for
• Weigh the real value of getting into your first deal even when the returns aren't exceptional
• Recognize the orange flags in a deal's financing structure before they become red flags at closing
• Build the confidence and clarity needed to pull the trigger — or walk away — with a clear, defensible reason

What You'll Learn in This Episode

[0:00] Alex previews the series and what Dan missed in the prior deal analysis — the revenue ramp-up problem

[0:47] The 28,000 sq ft deal under contract: $2.625M purchase price and the cash flow math that surfaced some hard questions

[2:32] Dan shares his mixed emotions after the last call — and Alex explains why they're recording it anyway

[3:18] Dan's framing: the value of getting into a first deal, even knowing he'll give up 40% equity and an 8% preferred return

[4:33] What Scott Speer and other coaches told Dan about what investors are actually looking for right now

[5:31] Running the numbers: 9–11% cash on cash return over five years and a 17–18% annualized return — and why it's still short of the 12–15% benchmark

[6:27] Alex's philosophy on first deals: it doesn't have to be a home run, but it does have to be a base hit with low risk

[8:25] What Alex learned from his own early deals — buying in markets he wouldn't touch today — and the lesson about operations vs. market fundamentals

[9:35] How to think about the juice-worth-the-squeeze question based on your season of life, your goals, and your risk profile

[10:42] Why hunger to close a deal is not enough justification — and what separates discipline from paralysis

[11:17] Dan makes the case for the facility: competitors with much higher rates and occupancy above 90% suggest meaningful room to push rates

[13:12] Running the likely scenario vs. conservative: how higher confidence in the market changes the deal math

[15:17] The revenue light-switch analogy — and why missing this detail is one of the most common first-deal mistakes

[16:52] Potential paths forward: renegotiating terms with the seller, adjusting interest rate assumptions, or restructuring the equity split

[19:19] Alex's reminder: always determine your exit before you enter — and what that means for this deal specifically

[19:42] Alex wraps the series so far and challenges listeners following Dan's journey to keep showing up with the same persistence

Who This Episode Is For:

• First-time storage investors who are under contract or close to it and second-guessing the numbers
• Investors who know they want to do a deal but aren't sure where to draw the line on acceptable returns
• Anyone who has ever confused being hungry to close with being ready to close
• Students of the Storage Wins community looking for a real-time, unscripted deal review
• Operators who want to understand how to model revenue ramp-up correctly before making an offer
• Investors considering bringing on equity partners and not sure what terms are realistic right now

Why You Should Listen:

Most podcasts show you what winning looks like. This episode shows you what the messy middle looks like — the moment after you've done all the right things, run your analysis, gotten the deal under contract, and then discovered there was one number you weren't modeling correctly. That's not a failure. That's the job. And how you respond to that moment is what separates investors who close deals from investors who talk about deals.

Alex doesn't hand Dan the answer here. He helps him build the framework to find it himself. What's the conservative case? What's the likely case? What does the market data actually support? What would a responsible equity partner need to see? Those questions matter a lot more than any single deal outcome — because the investor who can answer them clearly will keep finding deals long after this one is resolved.

If you're in a similar moment right now — wrestling with whether a deal clears the bar or not — the framework Alex lays out in this conversation is one you can apply immediately to whatever is sitting in your pipeline.

Follow Alex Pardo here:

• Website — https://www.alexpardonow.com
• Storage Wins — https://www.storagewins.com
• Schedule a call with Alex — https://www.storagewins.com/call
• Facebook — https://www.facebook.com/alexpardonow
• Instagram — https://www.instagram.com/alexpardonow
• YouTube — https://www.youtube.com/@alexpardonow

Join the Storage Wins Facebook community and connect with other investors working through deals just like this one at https://www.facebook.com/groups/storagewins. If you're ready to go from where you are to owning your first storage facility within 6 to 12 months, head over to https://www.storagewins.com/call and let's talk.

In this episode, Alex Pardo reconnects with Dan to dig into the financial and strategic reality of his 28,000-square-foot storage facility under contract for $2.625M. This is part 3 of a multi-part series, and the conversation gets raw and unfiltered as they work through the deal's tightest challenge: Dan's initial miss on revenue ramp timing and how it impacts his cash flow projections and partnership structures.

Alex uses this live deal walkthrough to unpack the critical thinking required before committing capital and equity to a first storage facility. It's messy, it's real, and it's exactly how serious operators need to evaluate opportunities before pulling the trigger.

You'll Learn How To:

• Understand revenue ramp dynamics and why projections don't happen overnight
• Evaluate whether a deal is worth equity and capital when returns are below market expectations
• Structure deals with debt and equity partners to manage cash flow gaps
• Identify when an interest rate or term change becomes a caution flag in a deal
• Design a facility exit strategy before you sign the purchase agreement
• Run conservative, likely, and best-case scenarios without falling into best-case bias
• Know the difference between doing a deal for experience and doing the right deal for returns

What You'll Learn in This Episode

[00:00] Alex and Dan discuss the three-part series on Dan's 28K sq ft facility deal under contract

[01:10] The critical oversight: revenue doesn't jump immediately when you raise rates, it ramps slowly

[02:00] How a 2-3 person per month net move-in creates negative cash flow for 5–10 months

[03:29] Dan's mixed emotions: value of the first deal vs. whether the juice is worth the squeeze

[04:01] Equity structure options: 40% equity with 8% preferred return vs. 12% interest-only with smaller equity

[05:41] Projected returns: 9–11% cash-on-cash over five years, annualized 17–18% (below market expectations)

[06:37] Alex's philosophy: first deal doesn't need to be a home run, but it has to be a base hit with low risk

[08:05] Alex's cautionary tale: his early deals in certain markets he wouldn't repeat, but bar was lower because he was learning

[09:24] The decision framework: enough due diligence to confidently move forward or walk away with reason

[14:15] Where community homework and market analysis become invaluable in deal evaluation

[16:03] Revenue ramp isn't a light switch: it's a slow burn that models must account for with conservative assumptions

[16:49] Conservative, likely, and best-case scenarios: don't make offers expecting everything goes right

[17:02] Going back to the seller after due diligence to renegotiate price, terms, or structure

[17:25] Interest rate sensitivity: if 70–80 basis points breaks the deal, it's a yellow flag

[18:34] Partnership scenarios: 40% equity vs. 20–30% equity depending on your time and value contribution

[19:15] Exit strategy before entry: you determine how you exit, and rarely do you buy and operate forever

Who This Episode Is For:

• First-time storage investors evaluating their first deal and unsure if the numbers work
• Operators with a property under contract trying to decide between partnerships, debt, or walking
• Investors who've been analyzing deals but haven't pulled the trigger and need a reality check
• Deal makers questioning whether their first facility has to be a grand slam or just a win
• Real estate operators learning the difference between deal experience and deal returns
• Anyone struggling with confidence on deal evaluation, market selection, or partnership structures

Why You Should Listen:

This episode does something most storage content doesn't: it shows you the real conversation a smart operator has when a deal is tight, promising, but not yet perfect. Alex doesn't tell Dan "do it" or "don't do it." Instead, he walks him through the thinking process—how to weigh risk, returns, equity dilution, and the value of your first facility against the need to protect your capital and time.

The key insight here is revenue ramp. It's the single detail that shifted Dan's deal from "looks good" to "needs more work." In self-storage, you don't buy a 60% occupied facility at a certain price, make some operational improvements, and suddenly it's 90% occupied next month. It takes time. Every month you're adding a few units, pushing rates on the existing base, and slowly building to your pro forma. If your financing doesn't account for that reality, your deal can go negative cash flow for longer than your capital can sustain.

The broader lesson is this: your first storage deal should absolutely get you on base. It should teach you how to find, evaluate, underwrite, and operate a self-storage facility. But it shouldn't be a financially reckless trade just to check the box. Do the first one right, and you'll be confident to repeat it faster. Do the first one wrong, and you might be out capital, confidence, and momentum.

Follow Alex Pardo here:

• Storage Wins Podcast — storagwins.com
• Facebook — Storage Wins Community (join the group for continued learning and peer support)
• Instagram — @alexcpardo
• YouTube — Storage Wins

Doing your first storage facility is a big decision, and the temptation to move fast is real. But as Alex reminds Dan, there's no rush. You're not trying to do a deal for the sake of doing a deal. You're trying to do the right deal at the right time with returns that actually work. If you're ready to evaluate your first storage opportunity with clarity and confidence, head over to storagwins.com/call to schedule a free discovery call with Alex and explore whether self-storage is the right next move for you. The only thing standing between you and your goals is action.

In this episode of Storage Wins, Alex Pardo welcomes back Dan Wentzel with a major announcement: after months of grinding through deals, cold calls, and follow-ups, Dan is officially under contract on a $2.625 million self-storage facility that has 234 units and 28,000 square feet in a growing market with strong demographics.

What makes this milestone so powerful isn't just the deal itself — it's the journey that led to it. Dan cold called this owner four years ago, followed up for over a year, sent somewhere between six and twelve offers, and refused to quit even when the seller went to a broker and the deal almost died twice. This is a masterclass in what persistence actually looks like in the real world of self-storage investing.

The conversation dives deep into how a single phone call to a local bank, uncovering better lending terms than anything previously available, completely changed what Dan could offer and finally got the deal done. It's a reminder that creative problem-solving and consistent action can unlock opportunities that feel out of reach.

Alex and Dan also work through the deal's financials in real time, breaking down back-of-napkin underwriting: starting with $275,000 in current revenue, applying a 35% expense ratio to arrive at a $178,750 NOI, and exploring what a conservative 20% rent increase could do (pushing projected NOI to over $217,000). With rates sitting 30–40% below market and only two competitors in the area (one of which appears to be at capacity), the upside is real.

The episode closes with a cliffhanger. The numbers are promising, but the next episode will tackle how to structure the capital stack: debt vs. equity, investor returns, and whether this deal can fully support itself.

This is one of the most honest and instructive episodes in the series, proof that the deal of your life can be the one you almost walked away from.

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You'll Learn How To:

• Push through analysis paralysis and doubt by staying in motion even when results aren't showing yet
• Follow up with sellers over months and years without burning the relationship
• Use simple back-of-napkin math to quickly evaluate any self-storage deal
• Apply an expense ratio to calculate NOI and interpret cap rates in context • Identify value-add opportunities from below-market rents and unsophisticated operations
• Use bank financing creatively to increase your offer and structure a better deal
• Recognize what makes a market worth pursuing: population growth, median income, and limited competition
• Build a simple, sustainable follow-up system that doesn't require an expensive CRM

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What You'll Learn in This Episode:

[0:00] Dan announces he's under contract on a $2.625 million storage facility

[1:00] Alex reflects on Dan's journey — from stuck and overwhelmed to under contract

[3:16] What the mindset shift actually looked like: keeping your head down and taking the next step

[4:08] Was quitting ever a real thought? Dan's honest answer

[5:38] Why Alex's mentor told him to "love the journey" — and what that actually means

[6:35] The confidence that comes from persisting when others would have quit

[7:40] Deal overview: how did Dan even find this opportunity?

[8:43] Cold called the owner four years ago — couldn't get through

[9:12] A VA finally made contact: seller wanted $3 million — the follow-up began

[10:03] How finding better bank financing changed everything and unlocked the deal

[10:41] The numbers: 28,000 sq ft, 234 units, plus 24 containers with upside potential

[11:32] How many offers did Dan send this seller? "Somewhere between six and twelve"

[12:07] Why seller financing was difficult: the seller wanted 40% down

[13:03] What made this deal worth the persistence: unsophisticated owner, strong market

[13:28] No Google Maps presence, no online rentals, no rate management — maximum upside

[14:22] Dan's follow-up system: a Google spreadsheet and phone reminders

[15:14] Why the best CRM is the one you actually use

[15:55] Market demographics: 3% annual population growth, $90K median household income

[16:22] Seller's motivation: retirement

[17:06] Purchase price per square foot: $94 — high, but not the full picture

[17:31] Current annual revenue: $275,000 at 95% occupancy

[18:01] Walking through back-of-napkin math with Dan live on the show

[19:47] NOI calculation: $275K × 65% = $178,750 — what that means as a 7 cap

[21:07] Why cap rates alone don't tell the full story

[22:22] How much can revenue grow? Rates are 30–40% below market

[23:48] Analyzing worst case, likely, and best case revenue scenarios

[25:11] Only two competitors — one appears to be at full capacity

[26:40] How to review the P&L month by month to project ramp-up revenue

[27:17] Conservative scenario: 20% rate increase = $60K in additional top-line revenue

[27:41] New projected NOI: $217,750 — now buying at an 8 cap

[28:29] What comes next: layering debt and equity onto the deal

[30:29] The cliffhanger: tune in to the next episode for full capital stack breakdown

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Who This Episode Is For:

• Investors who have been grinding without results and are questioning whether to keep going
• Anyone trying to source their first off-market self-storage deal through cold calling
• Listeners who want to understand how to underwrite a deal from scratch
• Entrepreneurs learning how to structure persistent, respectful follow-up with sellers
• Investors exploring how bank financing can improve deal terms
• Anyone building a value-add self-storage investment thesis
• People who need a reminder that the breakthrough is usually just on the other side of the next rep

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Why You Should Listen:

Most people give up long before the deal gets done.

Dan Wentzel cold called this seller four years ago, got nowhere, followed up for over a year, sent over half a dozen offers, watched it almost go to other buyers twice — and then found one bank with better terms that changed everything.

This episode is a real-time case study in what persistence, creative financing, and consistent action actually look like in the self-storage business. If you've been putting in the work and not yet seeing the results, this conversation will remind you why you can't afford to stop now.

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Follow Alex Pardo here:

• Website: https://alexpardo.com/
• Facebook: https://www.facebook.com/alexpardo15
• Instagram: https://www.instagram.com/alexpardo25
• YouTube: https://www.youtube.com/@AlexPardo
• Storage Wins Website: https://storagewins.com/

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Have conversations with at least three storage owners, brokers, private lenders, or equity partners inside the Storage Wins Facebook Group. Join for free here:

https://www.facebook.com/groups/322064908446514/

In this episode of Storage Wins, Alex Pardo reconnects with Dan Wentzel to unpack the dramatic shift that's taken place over the last several episodes. After months of overthinking, hesitation, and struggling with analysis paralysis, Dan is now operating from a completely different place: confidence built through reps, action, and real-world experience.

What makes this conversation powerful is that the breakthrough didn't come from one magical strategy or perfect deal. It came from volume, repetition, relationships, and exposure to real offers in the marketplace.

As Dan shares updates on an off-market self-storage opportunity he's been negotiating for months, the conversation reveals how seeing other buyers' offers, collaborating with the Storage Wins community, and repeatedly underwriting deals helped him realize something important: most experienced investors arrive at similar conclusions.

That realization changed everything.

The episode also dives into one of the most important principles in entrepreneurship and investing: progress creates confidence. Alex explains how momentum compounds through action—and how hesitation, overthinking, and fear create the exact opposite cycle.

Along the way, Alex shares a personal story about nearly losing his first storage deal because he spent too much time trying to perfect contracts and eliminate uncertainty before moving forward. It becomes a powerful lesson in why confidence is built through action—not endless preparation.

The conversation closes with a real-world financing breakthrough as Dan uncovers a bank financing option that completely changes the structure of a $3 million seller-financed deal and potentially removes one of the biggest obstacles holding the deal back.

This episode is a masterclass in momentum, confidence, relationships, and learning how to trust yourself enough to move forward before everything feels certain.

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You'll Learn How To:

• Build confidence through reps, action, and real-world experience • Stop overthinking and start creating momentum through progress • Leverage relationships and community to strengthen decision-making • Understand how experienced investors structure creative offers • Balance asking the right questions without overcomplicating deals • Avoid losing opportunities by chasing perfection • Use bank financing creatively to solve seller financing obstacles • Detach from outcomes and focus on consistent execution

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What You'll Learn in This Episode:

[0:01] Why progress creates confidence—and confidence compounds [0:49] The major mindset and identity shift happening with Dan [2:07] Recognizing growth by comparing past vs current conversations [3:31] The specific off-market deal that accelerated Dan's confidence [4:13] Seeing how multiple buyers structured similar offers [5:00] Why creativity in financing changes everything [5:30] Realizing most experienced investors arrive at similar conclusions [6:06] The role of the Storage Wins community in building confidence [7:02] Why asking questions is critical when buying multimillion-dollar businesses [7:53] "You're one conversation away from a completely different life" [8:50] The mindset trap behind questioning small investments in yourself [10:13] Why relationships help you borrow confidence from others [10:48] The balance between asking enough questions vs too many [11:27] Alex's story of almost losing his first storage facility deal [13:07] The danger of trying to perfect contracts before taking action [14:27] Why people need more reps—not more information [15:05] The driving analogy: confidence is built by driving the car [16:12] Why investors try to "drive with one foot on the brake" [17:00] The importance of having a support system and community [18:17] How action transformed a community member into the "cold calling queen" [19:18] The cycle: action → progress → confidence → more action [20:49] Dan's current pipeline: underwriting deals and making offers [22:10] Why detaching from outcomes creates better energy and communication [23:20] "Luck" comes from preparation meeting opportunity [25:10] The financing breakthrough that changed the $3M deal structure [26:00] How bank financing reduced the required down payment dramatically [27:20] Why the seller may respond differently to a bank-financed offer [27:54] Alex's final challenge: stay committed to the process, not the outcome

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Who This Episode Is For:

• Investors struggling with confidence and momentum • Listeners dealing with analysis paralysis or overthinking • Anyone trying to buy their first self-storage facility • Entrepreneurs who need to build belief through action • Investors learning how to structure creative financing offers • People looking for the right community and support system • Anyone who needs to stop waiting for certainty before taking action

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Why You Should Listen:

Most people think confidence comes before action.

In reality, confidence comes because of action.

This episode breaks down how momentum is actually built—and why the investors who succeed are usually the ones willing to take imperfect action consistently, even before they feel fully ready.

If you've been stuck overthinking deals, questioning yourself, or waiting until you feel "certain," this conversation will help you shift your mindset, simplify your approach, and start building the confidence that only comes through progress.

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Follow Alex Pardo here:

• Alex Pardo Website: https://alexpardo.com/ • Alex Pardo Facebook: https://www.facebook.com/alexpardo15 • Alex Pardo Instagram: https://www.instagram.com/alexpardo25 • Alex Pardo YouTube: https://www.youtube.com/@AlexPardo • Storage Wins Website: https://storagewins.com/

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Have conversations with at least three storage owners, brokers, private lenders, or equity partners inside the Storage Wins Facebook Group. Join for free here:

https://www.facebook.com/groups/322064908446514/

If episode thirty was about identifying analysis paralysis as the bottleneck, episode thirty-one is about the breakthrough that happens when you finally stop chasing certainty and start trusting yourself.

In this episode of Storage Wins, Alex Pardo continues coaching Dan Wentzel through one of the biggest mindset shifts of the entire journey so far. After spending months overanalyzing deals and trying to craft the "perfect" offer, Dan reveals a major breakthrough: he recently underwrote a deal in just one hour—and for the first time, felt confident enough to move forward without needing additional validation.

That realization sparks a deeper conversation about what was really happening beneath the surface all along.

As Alex breaks it down, the issue was never about spreadsheets, underwriting skills, or lack of knowledge. The real problem was the need for certainty. By spending excessive time analyzing deals, Dan was unintentionally protecting himself from the discomfort of taking the next step—making offers, facing uncertainty, and risking failure.

The conversation dives into the hidden ways investors self-sabotage, how perfectionism quietly destroys momentum, and why "the perfect offer" simply does not exist. Alex also explains how confidence compounds over time, and why trusting yourself becomes one of the most important skills in real estate investing.

What makes this episode especially powerful is the visible shift in Dan's energy and confidence throughout the conversation. For the first time in the journey, the breakthrough feels real—not because a deal closed, but because the mindset finally changed.

This episode is a masterclass in confidence, imperfect action, and learning how to move forward before you feel 100% certain.

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You'll Learn How To:

• Break free from analysis paralysis and perfectionism • Reduce the need for certainty before taking action • Build confidence through repetition and imperfect action • Identify hidden forms of self-sabotage during the deal process • Trust your underwriting skills without needing constant validation • Move from overthinking into momentum and execution • Focus on progress instead of crafting the "perfect" offer

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What You'll Learn in This Episode:

[0:04] Why the "perfect offer" does not exist [0:37] The real thing holding most investors back: certainty [1:22] Recap of Dan's journey through highs, lows, and mindset challenges [1:46] The previous breakthrough: reducing underwriting time [2:27] Dan reveals he recently underwrote a deal in just one hour [3:15] The key shift: feeling confident without needing more validation [4:12] Why certainty becomes a trap for investors [5:07] The danger of trying to craft the perfect offer [6:19] Perfectionism as a hidden form of self-sabotage [7:05] Why staying in spreadsheets feels "safe" emotionally [7:39] The confidence bank account analogy [8:06] What helped Dan reduce underwriting time from 4 hours to 1 [8:38] Learning confidence through comparing multiple buyer offers [9:20] Discovering that most investors arrive at similar conclusions [9:47] "Protect your confidence" as the entrepreneur's #1 responsibility [10:31] How overanalyzing creates a cycle of fear and doubt [11:25] The power of reclaiming 15 extra hours per week [12:07] Why coaching works when you remain coachable [13:03] Trusting yourself while still leveraging mentors and community [13:47] Why deal flow—not spreadsheets—is the real priority [14:12] The advantage of becoming great at finding opportunities [14:53] The big takeaway: enough confidence is enough to act [15:40] Alex identifies the real breakthrough: eliminating self-sabotage [16:14] Why Dan's energy and confidence finally feel different

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Who This Episode Is For:

• Investors stuck in analysis paralysis or overthinking • Listeners who struggle with confidence before making offers • Anyone trying to overcome perfectionism in business • Entrepreneurs who constantly seek more certainty before acting • People pursuing their first self-storage facility • Investors who feel stuck despite having knowledge and skills

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Why You Should Listen:

Most investors think they need more information before taking action.

In reality, they usually need more confidence.

This episode reveals how the need for certainty quietly keeps investors stuck in endless analysis, delays momentum, and creates hidden self-sabotage. More importantly, it shows how confidence is built—not by knowing everything, but by trusting yourself enough to take the next step.

If you've ever felt trapped in overthinking, waiting for the "perfect" offer, or needing complete certainty before moving forward, this conversation will help you break that cycle and finally start building momentum.

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Follow Alex Pardo here:

• Alex Pardo Website: https://alexpardo.com/ • Alex Pardo Facebook: https://www.facebook.com/alexpardo15 • Alex Pardo Instagram: https://www.instagram.com/alexpardo25 • Alex Pardo YouTube: https://www.youtube.com/@AlexPardo • Storage Wins Website: https://storagewins.com/

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Have conversations with at least three storage owners, brokers, private lenders, or equity partners inside the Storage Wins Facebook Group. Join for free here:

https://www.facebook.com/groups/322064908446514/

In this episode of Storage Wins, Alex Pardo continues coaching Dan Wentzel through the realities of trying to buy a first storage facility with limited time and limited bandwidth. After identifying underwriting as the primary bottleneck in the previous episode, the conversation now shifts into a deeper breakdown of why it's happening—and how to fix it.

Dan reveals that he's spending four to six hours analyzing individual deals before feeling comfortable enough to make an offer. That revelation immediately sparks a major coaching moment.

Alex challenges the entire approach.

Instead of trying to craft the "perfect" offer with complete certainty, Alex explains why successful investors focus on speed, volume, and confidence over perfection. By walking through what information is actually necessary to evaluate a storage deal, they uncover a critical truth: you often need far less information than you think to make a strong offer.

The conversation also explores the psychology behind analysis paralysis—how fear of being wrong, lack of confidence, and the desire to avoid mistakes can quietly destroy momentum and keep investors stuck in endless underwriting loops.

As Alex breaks down real-world examples from his own investing experience, including taking a $100,000 lower offer because of confidence in the buyer, the bigger lesson becomes clear: relationships, certainty, and execution matter far more than perfect spreadsheets.

This episode is a masterclass in simplifying underwriting, increasing deal volume, and understanding that progress comes from taking more shots—not from endlessly polishing the same one.

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You'll Learn How To:

• Reduce analysis paralysis when underwriting storage deals • Identify the minimum information needed to make an offer • Increase deal volume by simplifying your underwriting process • Focus on speed and momentum instead of perfection • Understand why relationships and confidence impact deal flow • Separate "good enough" underwriting from overanalyzing • Prioritize progress and activity over perfect spreadsheets

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What You'll Learn in This Episode:

[0:13] Why Alex accepted a $100K lower offer on one of his storage facilities [1:22] Recap of the Season 2 journey and recent reset conversation [2:13] Dan's current role within the four-person Storage Wins team [3:04] Identifying underwriting as the biggest bottleneck [4:31] The shocking truth: spending 4–6 hours analyzing one deal [5:23] Why overanalyzing destroys momentum and volume [6:38] The reality of only analyzing 1–2 deals per week [7:40] Why low deal volume guarantees slow progress [8:00] The two possible problems: capacity or overthinking [9:28] Why successful investors focus on volume and repetitions [10:39] Alex calls out the real issue: analysis paralysis [11:32] Breaking down the minimum viable information needed for underwriting [12:34] Unit mix, rental rates, and basic revenue assumptions [13:56] Why you can still make strong offers with limited information [15:04] Simple market analysis without overcomplicating the process [16:23] The revelation: a rough offer could be built in 10–15 minutes [18:18] Why one hour should be the absolute maximum for underwriting [18:56] Using quick deal filters before deep dives [20:00] Dan's concern: "I don't just want to be in range—I want to win the deal" [20:48] Why confidence and relationships matter more than being the highest offer [22:07] Avoiding overpaying based on pro forma assumptions [23:43] The danger of perfectionism in underwriting [24:33] Why spending four hours on a deal is unsustainable [26:58] Dan's biggest takeaway: work in the business, not on the business [28:26] The paradigm shift around imperfect action and momentum [29:14] Why more offers create more opportunities and better results

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Who This Episode Is For:

• Investors stuck in analysis paralysis when evaluating deals • Listeners spending too much time underwriting opportunities • Anyone struggling to make offers confidently • Entrepreneurs who overthink instead of taking action • Investors trying to maximize limited time and bandwidth • People pursuing their first self-storage deal

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Why You Should Listen:

Most investors don't lose deals because they lack knowledge.

They lose because they spend too much time trying to be perfect.

This episode shows how overanalyzing quietly kills momentum, limits deal flow, and creates unnecessary bottlenecks. More importantly, it teaches you how to simplify your underwriting process, focus on what actually matters, and increase the number of opportunities you're putting yourself in front of.

If you've ever felt stuck trying to "fully understand" every deal before taking action, this conversation will help you move faster, make better decisions, and finally start building real momentum.

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Follow Alex Pardo here:

• Alex Pardo Website: https://alexpardo.com/ • Alex Pardo Facebook: https://www.facebook.com/alexpardo15

• Alex Pardo Instagram: https://www.instagram.com/alexpardo25

• Alex Pardo YouTube: https://www.youtube.com/@AlexPardo

• Storage Wins Website: https://storagewins.com/

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Have conversations with at least three storage owners, brokers, private lenders, or equity partners inside the Storage Wins Facebook Group. Join for free here:

https://www.facebook.com/groups/322064908446514/

In this episode of Storage Wins, Alex Pardo reconnects with Dan Wentzel after a long pause in the journey. Over the last several months, Dan's storage business has slowed dramatically due to life demands, limited time, family responsibilities, and the challenge of trying to balance business-building with being present at home.

But instead of avoiding the conversation, Alex leans directly into it.

What unfolds is one of the most transparent and honest coaching conversations of the entire series. Together, they unpack the emotional weight that comes with feeling stuck, comparing yourself to others, losing momentum, and questioning whether progress is even happening.

As the conversation progresses, Alex identifies a major issue that many new investors struggle with: focusing on the wrong things at the wrong time. Instead of spending valuable time building systems, refining processes, or worrying about operations, Alex challenges Dan to simplify everything down to one objective—finding deals.

The message becomes crystal clear: if you're trying to buy your first storage facility, your time should almost entirely be spent in the deal discovery phase. Conversations, underwriting, analyzing opportunities, and making offers matter far more than perfect systems, future operations, or hypothetical scenarios.

The episode also dives into the realities of partnerships, time constraints, and self-belief. Despite setbacks and slower-than-expected progress, Alex reinforces an important truth: the journey only fails if you quit.

This episode is a powerful reminder that progress often comes from simplifying, recommitting, and focusing relentlessly on what actually moves the needle.

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You'll Learn How To:

• Simplify your focus when momentum stalls out • Prioritize revenue-generating activities over unnecessary systems • Avoid getting distracted by operations before you own a deal • Identify the difference between working in the business vs on the business • Maximize limited time by focusing on high-impact actions • Navigate partnerships and clearly define roles within a team • Rebuild confidence and momentum during difficult seasons

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What You'll Learn in This Episode:

[0:15] Why systems and processes matter—but timing matters more [1:37] Feeling stalled out, discouraged, and low on momentum [2:44] The emotional impact of comparison and adversity [3:14] Why the Storage Wins journey temporarily paused [4:10] Showing up even when life feels chaotic and difficult [5:17] The parallels between business setbacks and getting "tapped out" in jiu-jitsu [6:09] Why transparency and vulnerability matter during difficult seasons [6:27] Dan's first win: simply continuing to show up [7:01] Working with three other Storage Wins members to pursue deals [8:09] Challenges and opportunities of four-person partnerships [9:37] Identifying the real problem behind "not enough time" [10:15] The importance of planning your days and weeks intentionally [11:21] Peeling back the layers to uncover the root challenge [12:16] How systems and CRMs became a distraction from actual deal flow [14:15] The difference between working in the business vs on the business [16:01] Why limited time must be spent on activities that move the needle [17:12] Alex's frustration with focusing on operations too early [18:32] Why funding and operations should NOT be your current focus [19:38] Simplifying the business down to finding deals and making offers [20:30] Why underwriting should not become a bottleneck [21:18] Defining roles and responsibilities within the team [22:21] Identifying the true bottleneck: lack of underwriting volume [23:11] The only way this journey fails is if you quit [24:03] Rebuilding confidence and recommitting to the goal

Who This Episode Is For:

• Investors who feel stalled out or discouraged in their journey • Listeners struggling to balance family, work, and business-building • Anyone overwhelmed by systems, tools, and operational complexity • Entrepreneurs trying to maximize limited time and energy • People stuck in learning mode instead of taking action • Investors pursuing their first self-storage deal

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Why You Should Listen:

Most people don't fail because they lack information.

They fail because they lose focus on what actually matters.

This episode strips away the noise and reminds you that buying your first storage facility doesn't require perfect systems, endless preparation, or knowing every future step in advance. It requires focused action, consistency, and the willingness to keep showing up even when progress feels slow.

If you've been stuck, overwhelmed, or distracted by things that don't truly move the needle, this conversation will help you simplify your approach and refocus on the actions that create real momentum.

Follow Alex Pardo here:

• Alex Pardo Website: https://alexpardo.com/ • Alex Pardo Facebook: https://www.facebook.com/alexpardo15 • Alex Pardo Instagram: https://www.instagram.com/alexpardo25 • Alex Pardo YouTube: https://www.youtube.com/@AlexPardo • Storage Wins Website: https://storagewins.com/

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Have conversations with at least three storage owners, brokers, private lenders, or equity partners inside the Storage Wins Facebook Group. Join for free here:

https://www.facebook.com/groups/322064908446514/

In this episode of Storage Wins, Alex Pardo reconnects with Dan Wentzel after his call with the owner of the 53,000-square-foot storage facility. Going into the conversation, the opportunity looked extremely promising: seller financing was on the table, the facility was 100% occupied, and the deal had the potential to generate well over six figures in annual cash flow.

But during the call, the seller shifted directions completely.

Instead of pursuing seller financing, the owner revealed he now wants to cash out and complete a 1031 exchange into another property—primarily to avoid an upcoming Washington state tax increase. Suddenly, the structure of the deal changes, the financing strategy changes, and the entire opportunity has to be reevaluated.

What makes this episode powerful isn't just the negotiation shift—it's the mindset battle that follows.

As Dan starts slipping back into discouragement and assuming the deal is "another one that comes and goes," Alex immediately steps in to challenge the pattern. Through direct coaching, he pushes Dan to stop allowing past experiences to shape future expectations and reminds him that negotiation changes are not rejection—they're simply part of the process.

The conversation also breaks down advanced deal structuring concepts, including hybrid seller financing offers, using banks alongside seller carrybacks, and why giving sellers multiple offer options often leads to better outcomes.

This episode is a masterclass in adaptability, negotiation strategy, and learning how to stay emotionally steady when deals evolve in unexpected ways.

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You'll Learn How To:

• Adapt quickly when sellers change deal terms mid-negotiation • Structure multiple creative financing offers to increase flexibility • Use hybrid financing strategies with banks and seller carrybacks • Avoid letting past failed deals influence current opportunities • Stay emotionally grounded when negotiations shift unexpectedly • Reframe setbacks as opportunities to improve deal structure • Focus on solving problems instead of fearing rejection

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What You'll Learn in This Episode:

[0:05] Recap of the $4.5M seller-financed opportunity and projected cash flow [1:40] Dan's mindset going into the seller conversation [2:01] Why focusing on the seller removed pressure from the call [3:32] The seller's major pivot away from seller financing [4:01] Why the seller now wants a 1031 exchange instead [5:11] The impact of Washington state tax changes on the seller's motivation [6:13] Why experienced sellers sometimes bluff competing offers [6:52] The mistake of overthinking seller conversations [7:45] How financing changes affect deal structure and cash flow [8:39] Exploring hybrid financing: bank loan + seller carryback [9:44] Why giving sellers multiple offers creates flexibility [10:33] Structuring lower all-cash offers vs creative financing offers [11:23] Dan slipping back into discouragement after the call [12:10] Why your past does not determine your future results [13:17] The danger of repeating the same negative thought patterns [14:26] "Stop rewriting the same chapter" mindset analogy [15:35] Running multiple underwriting scenarios before the next offer [16:02] Why you can't negotiate scared to lose the deal [17:15] The importance of continuously strengthening your mindset [18:10] Replacing negative thinking patterns with intentional focus

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Who This Episode Is For:

• Investors navigating changing seller expectations during negotiations • Listeners struggling with discouragement after deals shift or stall • Anyone learning how to structure creative financing offers • Entrepreneurs battling negative thought patterns or self-doubt • People who need to become more adaptable during negotiations • Investors trying to stay emotionally steady through uncertainty

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Why You Should Listen:

Most deals don't fall apart because of the numbers.

They fall apart because investors struggle emotionally when things stop going according to plan.

This episode shows how quickly negotiations can shift—and why successful investors stay flexible, emotionally grounded, and solution-oriented when they do. From creative financing pivots to mindset breakthroughs, this conversation highlights the importance of staying focused on possibilities instead of problems.

If you've ever felt discouraged after a seller changed terms, rejected an offer, or shifted directions entirely, this episode will help you respond with confidence instead of fear.

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Follow Alex Pardo here:

• Alex Pardo Website: https://alexpardo.com/ • Alex Pardo Facebook: https://www.facebook.com/alexpardo15 • Alex Pardo Instagram: https://www.instagram.com/alexpardo25 • Alex Pardo YouTube: https://www.youtube.com/@AlexPardo • Storage Wins Website: https://storagewins.com/

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Have conversations with at least three storage owners, brokers, private lenders, or equity partners inside the Storage Wins Facebook Group. Join for free here:

https://www.facebook.com/groups/322064908446514/

In this episode of Storage Wins, Alex Pardo coaches Dan Wentzel moments before a live call with a self-storage owner who may be open to selling a 53,000-square-foot facility through seller financing. But instead of obsessing over the numbers or trying to "close the deal," Alex shifts the focus toward something far more important: understanding the seller.

As they prepare for the conversation, Alex reinforces a foundational principle that separates average investors from great ones: focus on the seller, not the storage facility. By uncovering the owner's real motivations, goals, and timeline, Dan can structure a deal around what actually matters to them—not just what looks good on paper.

The episode also dives deep into creative financing strategy, including how to think about down payments, amortization, no-payment periods, private lenders vs equity partners, and long-term cash flow. Through real-time underwriting and deal analysis, Alex walks through how this opportunity could potentially generate six figures in annual cash flow while requiring little or no money out of pocket.

But the real breakthrough in this conversation isn't the deal structure—it's how Dan shows up. Following the previous episode's mindset reset, Alex challenges him to communicate with confidence, ask better questions, and stop approaching seller conversations from a place of need.

This episode is a masterclass in seller psychology, creative deal structuring, and the mindset required to lead conversations with confidence and clarity.

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You'll Learn How To:

• Focus on seller motivation instead of getting distracted by the deal
• Ask better questions that uncover what sellers actually want
• Structure seller financing deals with stronger terms and flexibility
• Evaluate long-term cash flow opportunities through simple underwriting
• Think through equity partners vs private lender structures
• Show up to seller conversations with confidence and authority

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What You'll Learn in This Episode:

[0:55] Why seller conversations matter more than spreadsheets [2:33] The background of the 53,000 sq ft seller-financed opportunity [4:12] Spotting opportunity in unsophisticated storage markets [5:32] The power of three years of consistent follow-up [6:26] Why understanding seller timeline is critical [8:10] Framing questions around what the seller actually wants [9:49] Why seller financing creates major opportunity [11:20] What 100% occupancy usually signals about upside potential [12:58] Breaking down the facility revenue and asking price [14:16] Evaluating seller financing terms: down payment, interest, and amortization [16:08] Structuring no-payment periods to maximize cash flow [17:49] Calculating NOI and projected cash flow step by step [19:58] Using private lenders vs equity partners to fund deals [22:14] Why this is more of a cash flow play than an equity play [24:05] Breaking down projected cash flow over the first three years [25:58] Understanding long-term upside and exit strategy [27:05] "50% of the watermelon is better than 100% of the grape" [27:27] Preparing mentally and physically before seller conversations [27:52] Why confidence and focus matter more than perfect notes

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Who This Episode Is For:

• Investors preparing for real seller conversations
• Listeners trying to structure creative financing deals
• Anyone learning how to evaluate cash flow opportunities
• Entrepreneurs struggling with confidence in negotiations
• People interested in seller financing and low-money-down acquisitions

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Why You Should Listen:

Most investors spend too much time analyzing deals and not enough time understanding sellers.

This episode shows how the best opportunities come from uncovering what the seller actually wants—and then structuring a deal around it. From creative financing to confidence in communication, this conversation breaks down both the tactical and psychological side of getting deals done.

If you've ever wondered how experienced investors approach seller calls, structure financing creatively, and think through cash flow opportunities in real time, this episode gives you a front-row seat.

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Follow Alex Pardo here:

• Alex Pardo Website: https://alexpardo.com/
• Alex Pardo Facebook: https://www.facebook.com/alexpardo15
• Alex Pardo Instagram: https://www.instagram.com/alexpardo25
• Alex Pardo YouTube: https://www.youtube.com/@AlexPardo
• Storage Wins Website: https://storagewins.com/

⸻

Have conversations with at least three storage owners, brokers, private lenders, or equity partners inside the Storage Wins Facebook Group. Join for free here:

https://www.facebook.com/groups/322064908446514/