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The Good, Bad, & the Ugly of Self Storage is a real-world podcast about self storage investing, development, and management, hosted by father-son duo Michael and Dylan Cunningham. Whether you're a real estate investor exploring the self-storage industry for the first time or a seasoned professional looking to scale your portfolio, this show is packed with value. Each episode covers the practical side of the business—from buying your first self storage property, to building facilities, managing operations, marketing, using the latest technology, and everything in between. If you're interested in real estate investing, passive income, or building wealth through self storage ownership, you'll find expert insights, honest stories, and actionable advice to help you avoid costly mistakes and thrive in this rapidly growing industry - without the trial and error. Plus, hear from industry pros shaping the future of self-storage. 🚀 Subscribe now on Spotify and Apple Podcasts, and join us as we explore the good, the bad, and the sometimes ugly side of self storage.

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Check latest episodes from The Good, Bad, & the Ugly of Self Storage podcast

How to Flip Vacant Retail Into Self Storage: David Pelusio’s Playbook

2026/08/12

In this episode, David Pelusio, a real estate veteran with over 55 years of experience, shares his strategy for transforming vacant retail spaces like Kmart and Sears into profitable self-storage facilities. He breaks down the process from zoning and deal structuring to construction, marketing, and raising capital. David also shares lessons from decades of investing, including how he made over $1 million on a single deal, why sticking to strict investment criteria matters, and how technology, AI, and virtual assistants are changing the way investors find and maximize opportunities. davidrealestatehomes.com [email protected]

How One Vacant Storage Unit Can Change Lives

2026/08/04

Mike and Dylan Cunningham and Mario Macaluso, a board member of Charity Storage, discuss the benefits of donating storage units to charity. Mario explains that operators often have vacant units, which can be dedicated to Charity Storage, allowing tenants to donate unwanted items. These items are auctioned off on the Storage Treasures platform, with proceeds going to the chosen nonprofit. Mario highlights the program's success, noting it has raised over $1.2 million. He also discusses the insurance challenges in the self-storage industry and the importance of risk management. Additionally, Mario introduces the Roundup for Research initiative, aiming to raise funds for cancer research and the SSA scholarship fund. Resources: Charity Storage Website - https://charitystorage.org Storage Treasures Platform - https://storagetreasures.com Barry Hovind - Cure Cancer Research - https://curecancer.org Roundup for Research - https://roundupforresearch.org Guest links: LinkedIn - linkedin.com/in/mmacaluso Email - [email protected]

Can Self Storage Run Itself? The White Label Storage Story

2026/06/26

Peter Smyth, co-founder of White Label Storage, discussed the company's unique approach to third-party self-storage management. White Label focuses on tech-first, remote management, building their own tools to reduce costs and improve efficiency. They manage 300 facilities across 43 states, with 75% being unmanned. Smyth emphasized the importance of a balanced revenue management strategy, avoiding aggressive entry rates and frequent rent increases. He highlighted the need for quick follow-up on leads and the use of AI for specific tasks. White Label's cost structure includes a 5-7% management fee, with additional savings on technology and marketing costs. whitelabelstorage.com [email protected]

The SECRET Tax Moves Your CPA Isn’t Telling You: Exposing the Storage Tax Game

2025/10/28

In this episode Michael and Dylan Cunningham discuss tax strategies for self-storage investors with Heidi Henderson, Chief Marketing Officer at Engineered Tax Services. Heidi explains various tax incentives, including cost segregation, which can accelerate depreciation and reduce tax liabilities. She also covers the benefits of being a real estate professional, which allows for more deductions. The discussion includes the impact of the "Big Beautiful Bill" on bonus depreciation and opportunity zones, which offer tax-free gains for investments in designated low-income areas. Additionally, they touch on advanced tax strategies like captive insurance and charitable lead trusts for high-net-worth individuals. The discussion also touches on the importance of tax strategies for self-storage owners, suggesting that those not advised on these matters may need to seek new tax advisors. Heidi Henderson [email protected]

Buying, Selling & Surviving Storage in 2025: Insider tips with John Lindsey

2025/08/18

John Lindsey, founder of Lindsey Self Storage Group, discussed his journey into the self-storage industry, starting in 1969 with his father. He highlighted the impact of rate hikes and elections on the market, noting a significant increase in transactions in 2025. Lindsey emphasized the importance of conservative development strategies, especially in oversaturated markets. He advised first-time buyers to start local, get pre-approved, and consider management companies. Lindsey also noted the shift towards AI and remote management technologies. Despite challenges, he remains optimistic about the sector's future, noting that good deals can be found if one navigates the debt aspect carefully. He emphasizes the importance of thorough title searches and hiring competent attorneys to avoid issues. [email protected]

The Rise of Stuf: How Katharine Lau is Scaling Self Storage Without Building a Single Facility

2025/07/19

Katharine Lau, founder of Stuff Storage and Sidney AI, discussed her journey from hotel development to transforming underutilized office spaces into tech-enabled self-storage facilities. She highlighted the company's growth from 25 units in a basement to 30 locations in seven major cities, emphasizing the use of revenue-sharing leases and technology to scale operations. Kat introduced Sidney AI, a customer-facing AI agent handling sales and customer service, trained on five years of call data. The company aims to expand nationally and globally, leveraging AI to enhance customer experience and streamline operations.

The Pug Pack Playbook: Inside StoragePug with Tommy Nguyen

2025/07/09

Tommy Nguyen, co-founder of StoragePug, discussed the evolving self-storage industry at the ISS show, highlighting positive energy and tech advancements, including AI. He emphasized the importance of accurate Google Business Profiles, unique content on websites, and effective concessions like 50% off the first two months. Tommy advised focusing on Google Ads over platforms like SpareFoot, stressing the need for transparency in pricing and rate guarantees. He also noted the impact of advocating for clear communication of fees and rates to maintain customer trust. The discussion focused on improving self-storage rental processes and customer experience. He also emphasized the importance of transparent pricing, with no hidden fees, and highlighted a client's success from 11% to 33% online rentals in a year. Key metrics for improving online presence include getting 10 more reviews monthly, auditing the rental process to ensure it takes no more than 90 seconds, and using AI tools to monitor online visibility. [email protected]

Reputation is Revenue: The Secret Sauce Behind 5 Star Reviews

2025/06/24

Kale Leavitt, CEO of Storage Reach, discusses the importance of online reviews for self-storage businesses. He highlighted that only 1% of customers leave reviews without prompting, while 70% are willing to if asked. Storage Reach automates review requests, integrating with management software to target move-ins, current tenants, and move-outs. The platform achieves a 33-35% review conversion rate, with a two-step process to mitigate negative reviews. Pricing starts at $60/month for up to 100 units, scaling to $99/month for over 250 units. Storage Reach also offers AI-driven responses and a citation manager for consistent business listings.

No Manager? No Problem: LiveSwitch Makes it Personal

2025/06/18

James Hatfield, an entrepreneur and educator in the self-storage industry, discusses the integration of technology to enhance self-storage operations. His company, LiveSwitch, specializes in high-quality video and communication solutions. James shares his journey from reinventing the 911 phone call to entering the self-storage space. He highlights the benefits of using LiveSwitch for remote management, customer interactions, and maintenance, emphasizing features like live video calls, QR codes, and AI-powered tools. James also plans to purchase his first self-storage facility to prove that these technologies work even in the most tertiary markets. Connect with James!

The Hybrid Revolution: Inside the Virtual Model with Brett Copper

2025/06/06

Brett Copper, President of Copper Storage Management, discussed the evolution and success of their remote management model, which has managed over 250 facilities across 39 states. Copper Storage Management's remote model saves payroll costs, averaging $600 monthly for under 500 units, compared to $50,000-$60,000 for traditional management. They use a tech stack including Storable, Swivl, Call Potential, Go Local Interactive, Bader Insurance, SpareFoot, Birdeye, Late2Lien, and SpiderDoor. Copper emphasized the importance of clear signage, effective customer support, and the potential for AI to further streamline operations. They remotely manage 150 facilities and are expanding rapidly. Join in for the latest scoop on the future of the self storage industry and helpful tips to stay ahead of your competition. Copper Storage Management Maintenance Employee Job Description Weekly Audit Form for Employee to Fill Out

Behind the Shine: Everbrite’s Edge in Storage Maintenance

2025/06/02

In Episode 12 of "The Good, The Bad and The Ugly of Self Storage," hosts Michael and Dylan Cunningham discuss Everbright Coatings with Jackie Belau from the company. Everbright Coatings, a family-owned business, has been in the market for over 30 years, initially for architectural use but now primarily for self-storage. The product restores and protects roll-up doors, siding, and other metal surfaces, enhancing curb appeal without full replacement. It's suitable for facilities 15-20 years old. A standard eight by eight door costs about $20 for materials, with kits available for different numbers of doors. The product is applied using a sprayer and can be used on various metal surfaces. Jackie also mentions their certified contractor network for those who prefer professional application.

First Facility, Real Lessons: How One Pilot Took on Self Storage

2025/04/30

In this special episode, we welcome our very first guest—Michael Bailey, a commercial airline pilot turned RV storage developer. Fresh off building his first facility in Cameron Park, California, Michael shares the raw, real-life journey of starting 1776 RV Storage from scratch. From zoning and CEQA hurdles to financing, permitting delays, and construction curveballs, this episode dives deep into what it really takes to bring a storage project to life. If you're thinking about getting into RV or self-storage investing, this is a must-listen packed with insights, lessons learned, and plenty of "good, bad, and ugly" moments.

SEO, Signs & Referrals: The Marketing Blueprint for Self Storage

2025/04/19

In episode 10 of "The Good, Bad & the Ugly of Self Storage," hosts Michael and Dylan Cunningham discuss strategies for attracting new customers to self-storage facilities. They emphasize the importance of a Google Business Profile, SEO, and maintaining accurate online listings. They also highlight the significance of drive-by traffic, using signage, and leveraging existing customers through referral programs and personalized customer service. Additionally, they discuss building relationships with competitors to convert their customers. The episode concludes with a cautionary tale about the impact of website oversights on occupancy and revenue.

Beyond the Units: Creating Smart Offices and Residences in Self Storage

2025/04/18

In this episode of "The Good, Bad & the Ugly of Self Storage," hosts Michael and Dylan Cunningham discuss the importance of designing office and residential spaces in self-storage facilities. They emphasize the shift towards smaller, automated office layouts, with a focus on self-service kiosks and advanced access control systems. The conversation highlights the benefits of automation for streamlining operations and improving customer experience. They also debate the value of on-site manager apartments, noting that while automation is reducing the need for full-time staff, on-site presence remains crucial for larger facilities. The episode concludes with practical advice on future-proofing self-storage designs.

Drain It & Maintain It: Stormwater and Landscaping Done Right

2025/04/17

In Episode 8 of "The Good, Bad & the Ugly of Self Storage," hosts Michael and Dylan Cunningham discuss storm water management and landscaping in California. They explain the importance of capturing and managing storm water to prevent flooding and pollution, highlighting the use of detention ponds, retention ponds, underground detention systems, and permeable pavement. They also discuss the aesthetic and functional benefits of integrating ponds into landscaping. Additionally, they emphasize the importance of timing excavation during dry months to avoid erosion and the significance of selecting cost-effective irrigation systems, such as Rain Bird for affordability and Hunter for advanced features. The episode concludes with a reminder to value engineer projects to save costs.