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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They also dig into other cautionary case studies from students, exposing pitfalls like outdated broker forms and zoning blind spots.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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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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From blue-collar grind to buying storage facilities, Kevin Stearns isn’t your typical investor, and that’s exactly the point.

Joe Downs talks with Kevin, a former oil rig worker and dumpster rental operator who in just six months, went from learning the ropes to closing his first deal

No fancy degree, no investor pedigree. Just drive, curiosity, and mentorship. Hear how Kevin went from heavy labor to passive income, why he sold his rentals, and how he’s now on his second deal with eyes on full-time storage domination.

For anyone who wonders, “Can I actually do this?” Spoiler alert: Kevin’s journey says YES.

WHAT TO LISTEN FOR

3:53 Why did he sell multifamily rentals for a dumpster business?

6:27 What made self-storage the “right” business?

12:44 How did Kevin find his first self-storage deal?

23:23 What’s the biggest lesson after owning a facility for 3 months?

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Connect with guest: Kevin Stearns, Owner | CEO | Real Estate Investor at STEARNS INVESTMENTS, LLC

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What’s the real cost of a bad self-storage deal? Try six figures…and that’s if you’re lucky.

Joe Downs teams up with operations and acquisitions expert Jack Pezzino to uncover the real-world mistakes that separate self-storage winners from warning signs.

With decades of experience and more than $50M in deals under their belt, the Belrose Group duo dives into the costly blunders new investors make, everything from believing national headlines over local data, to underestimating snow removal costs, to skipping crucial digital due diligence.

They explain how “average” expense ratios can be dangerously misleading, how local quirks (like rivers or snowy climates) destroy underwriting assumptions, and why a good attorney is more than just a legal line item, they’re your last line of defense.

This episode is packed with painful lessons you’ll want to learn the easy way—from someone else’s mistakes.

WHAT TO LISTEN FOR

2:14 How can national self storage headlines mislead new investors?

4:09 What key expenses are often missed when analyzing facilities in snowy regions?

8:14 Why is supply index misleading without local context?

14:29 What digital due diligence steps do most investors skip?

28:47 How can the right attorney save your self storage deal?

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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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Ever wonder how a great-looking self-storage deal turns into a financial disaster?

Joe Downs sits down with acquisitions expert Jack Pezzino to uncover the most common and costly mistakes new investors make when diving into self-storage.

From market analysis missteps to overlooked tax reassessments, Jack shares real-world examples and battle-tested strategies that can save you tens, even hundreds, of thousands of dollars.

Together, they walk through the structure of their intensive five-week FMG course, offering a rare inside look into the tools, frameworks, and mindset needed to buy smart, underwrite confidently, and operate like a pro in today’s market.

WHAT TO LISTEN FOR

:11 What’s the $133K spreadsheet mistake most new investors miss?

3:13 Why is analyzing the market more important than the deal itself?

10:40 What’s the occupancy paradox and how can it trick new investors?

15:37 What are the most common underwriting mistakes and how do they kill deals?

22:02 How do you actually finance a $1M self-storage deal with little money down?

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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Is this the moment to get bold with your next self storage move, or the moment to back away?

Scott Meyers sits down with broker and former principal investor David Perlleshi of Franklin Street to unpack why today’s selective market may actually be the best buying climate since the mid two thousands.

David traces his path from acquiring and expanding mom and pop facilities in the Carolinas to brokering nearly two hundred properties nationwide, giving him a rare view from both the ownership and sales sides.

He explains how values have reset to twenty sixteen through twenty eighteen levels, why true motivation now separates real sellers from market testers, and how smart buyers should think in price per foot rather than fixating on yesterday’s cap rates.

Along the way he shares what makes a great buyer in the eyes of a broker, the biggest mistake sellers make when they decide to list, and why self storage is not a set it and forget it asset but a real operations business that rewards speed, preparation, and collaboration.

WHAT TO LISTEN FOR

:50 How did David go from principal investor to national self storage broker?
5:09 What is really happening with pricing, values, and supply in self storage today?
7:56 How can you tell if a seller is truly motivated to meet the market?
11:27 Why are buyers and lenders chasing stabilized deals and avoiding stalled lease up projects?
18:22 What separates a merely good buyer from a great buyer in the eyes of brokers?

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Connect with guests: David Perlleshi

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