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Send us Fan Mail Could the next frontier of commercial real estate investing be hiding right next to the self-storage facilities you already know?  Scott Meyers welcomes Cody Payne, a small bay flex space specialist, investment sales broker, and founder of FlexParks USA, for a candid conversation about one of the fastest-growing asset classes in commercial real estate.  With 20 years in the industry and a team specializing exclusively in small bay industrial leasing and investment sales across the US and Canada, Cody pulls back the curtain on what FlexParks really are, who's in them, what's driving demand, and why self-storage investors are uniquely positioned to capitalize.  If you're already in self-storage and thinking about diversification, this episode delivers the blueprint.   WHAT TO LISTEN FOR 3:03 What is small bay flex space and how does it differ from traditional self-storage? 6:14 What is really driving the explosive demand for flex park space right now? 13:45 What are the most common mistakes new flex park owners make during development and operations? 18:31 What does an ideal flex park site look like and how do you identify the right unit mix? 23:58 How can self-storage investors get started in small bay flex and what resources does Cody Payne offer? Leave a positive rating for this podcast with one click   CONNECT GUEST: CODY PAYNE, FOUNDER AND MANAGING PARTNER OF FLEX PARKS USA Website | LinkedIn | Instagram | Facebook | Flex Space Domination Book    CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram   Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. 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. Website | LinkedIn (410) 693-5166 

Send us Fan Mail This is a REPLAY of an episode first published in September 2024. Ready to fast-track your self-storage success?   In this episode, Scott launches a 30-day Letter of Intent (LOI) challenge with his Self Storage Mastery students, aiming to have each participant secure a property within a month.   He dives into the essential strategies for finding and evaluating deals, mastering time management, and avoiding common pitfalls that can slow down your progress.  If you’re serious about growing your self-storage portfolio, Scott’s insights on prioritizing tasks and executing a proven marketing funnel will get you there.  WHAT TO LISTEN FOR 2:29 Speed and the Self-Storage Market: Why Timing Matters 6:44 How a 30-Day Time Audit Can Transform Your Business 16:07 Networking in Your Market: Why It Pays to Be Direct 21:46 Scott’s Favorite Deal-Finding Techniques  Leave a rating for this podcast with one click  CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram  Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. 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. Website | LinkedIn (410) 693-5166 

Send us Fan Mail Is the commercial storage industry sitting on one of the most overlooked investment opportunities in real estate right now?  Scott Meyers pulls back the curtain on the full commercial storage landscape… and the picture is far bigger than most investors realize.  Drawing on 21 years of experience and 29,000 units across five million square feet, Scott delivers a data-driven breakdown of where the self-storage market stands today, what the transaction environment is telling disciplined investors, and why adjacent sectors like boat and RV storage, industrial outdoor storage, aviation, and storage condominiums represent some of the most compelling self-storage investment strategies available in 2026.  This episode is a must-listen for any investor serious about deploying capital into needs-based, recession-resistant assets before the window closes.   WHAT TO LISTEN FOR 5:11 Is national self-storage occupancy data giving investors a false picture of the market? 8:00 Why has the era of building self-storage anywhere and printing money officially ended? 8:44 What does the supply and demand crisis in boat and RV storage mean for investors right now? 12:25 How does industrial outdoor storage compare to traditional industrial real estate in 2026? 16:20 What is the single thread connecting every commercial storage sector Scott covers today?   Leave a positive rating for this podcast with one click   CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn   Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. 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. Website | LinkedIn (410) 693-5166 

Send us Fan Mail This is a REPLAY of an episode first published in January 2025.  Leave a positive rating for this podcast with one click How do you scale your self-storage business without risking your investors' trust? Scott dives into the art and science of raising private equity, sharing his proven strategies for crafting compelling investment offerings, building trust with equity partners, and creating systems that support sustainable growth. Learn how to attract the right investors, structure deals effectively, and deliver returns that keep your business ahead of the pack. WHAT TO LISTEN FOR 2:14 Crafting Compelling Offers: Storytelling with Data 9:37 The Key Metrics Investors Want to See 17:38 Networking 101: Finding Your Ideal Investors 26:20 Skin in the Game: Why It Matters to Investors CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. 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. Website | LinkedIn (410) 693-5166 

Send us Fan Mail What if the biggest problem in real estate is not money but finding the deal? Scott Meyers sits down with Josh Stech to unpack his journey from flipping homes to building one of the largest private lending platforms in the country and now disrupting off market real estate through his company, Sundae.  Josh shares how the industry shifted from a lack of capital to a lack of inventory and how Sundae is solving that problem by creating a transparent, competitive marketplace for sellers and investors alike.  From scaling a billion-dollar lending business to raising over $100 million for a new venture, he reveals the importance of staying mission driven, building trust with sellers, and resisting shortcuts for quick profit.  The conversation also dives into the future of real estate, industry consolidation, and how entrepreneurs can partner with Sundae to scale faster.    Leave a positive rating for this podcast with one click WHAT TO LISTEN FOR 1:07 How did Josh Stech go from Stanford grad to building the nation's largest private lender? 3:27 How does Sundae's competitive marketplace model benefit both sellers and investors? 9:52 What kind of experienced operator does Sundae want as a franchise partner? 14:33 What does Sundae's growth look like across every major US city in five years? 26:20 What is the one piece of advice Josh Stech says every investor needs to hear? Leave a positive rating for this podcast with one click   CONNECT WITH GUEST: JOSH STECH, CEO | CO-FOUNDER AT SUNDAE Website | YouTube | Facebook| Instagram | LinkedIn   CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn  Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. 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. Website | LinkedIn (410) 693-5166 

Send us Fan Mail 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?   Leave a positive rating for this podcast with one click   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    CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn   Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. 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. Website | LinkedIn (410) 693-5166 

Send us Fan Mail 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?   Leave a positive rating for this podcast with one click   CONNECT WITH GUEST: DAVID HARKNESS, TECHNICAL DIRECTOR | SENIOR CONSULTANT AT 5-FOLD TECHNICAL CONSULTANTS Website | LinkedIn | Email  CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn   Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. 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. Website | LinkedIn (410) 693-5166 

Send us Fan Mail 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? CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. 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. Website | LinkedIn (410) 693-5166 

Send us Fan Mail 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?    Leave a positive rating for this podcast with one click   CONNECT WITH GUEST: PETER SMYTH Website | LinkedIn | Email | You Tube | Facebook | X CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn   Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. 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. Website | LinkedIn (410) 693-5166 

Send us Fan Mail 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?   Leave a positive rating for this podcast with one click   CONNECT WITH GUEST: ANNE MINO, SENIOR LOAN OFFICER AT LIVE OAK BANK, SELF STORAGE DIVISION Live Oak Bank | LinkedIn | Email | Website   CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn 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. Website | LinkedIn (410) 693-5166 

Send us Fan Mail 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?   Leave a positive rating for this podcast with one click   CONNECT WITH GUEST: MATTHEW ROSENDALE, BROKER AT LINDSEY SELF STORAGE GROUP Website | LinkedIn | Email | 484-695-0872   CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn   Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. 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. Website | LinkedIn (410) 693-5166 

Send us Fan Mail 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? Leave a positive rating for this podcast with one click   GUEST DR. JEFF RICHARDSON CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn     Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. 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. Website | LinkedIn (410) 693-5166 

Send us Fan Mail 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? Leave a positive rating for this podcast with one click  CONNECT WITH GUEST: JACK PEZZINO, VP OF ACQUISITIONS BELROSE STORAGE GROUP Website | LinkedIn   JOE DOWNS, CEO BELROSE STORAGE GROUP LinkedIn  | Website   CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram   Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. 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. Website | LinkedIn (410) 693-5166 

Send us Fan Mail 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?   Leave a positive rating for this podcast with one click   CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn   Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. 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. Website | LinkedIn (410) 693-5166 

Send us Fan Mail 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   Leave a positive rating for this podcast with one click   CONNECT WITH GUEST:  JASON MANDEL, REAL ESTATE ATTORNEY/PARTNER AT ROYER COOPER COHEN BRAUNFELD LLC LinkedIn | Website | Email | Bio    CONNECT WITH US Website | You Tube | Facebook | X | LinkedIn | Instagram Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn   Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify. 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. Website | LinkedIn (410) 693-5166