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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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What if failure in one business is exactly what launches your success in another?

Scott Meyers sits down with Ramel Newerls, a former residential real estate investor who turned a frustrating eviction moratorium into a self-storage empire.

From owning 40+ rental units to managing multiple storage facilities, Ramel shares how a single tenant’s need sparked an epiphany that changed his financial trajectory.

He dives into the exact strategies that got him direct-to-seller deals, SBA financing, and how he’s scaling with confidence.

This episode is an inspiring blueprint for anyone ready to ditch tenants, toilets, and trash for the clean cash flow of self-storage.

WHAT TO LISTEN FOR

:54 What triggered Ramel’s pivot from residential to self storage?

3:01 How did Ramel get his first deal through consistent follow-up?

7:59 What mindset helped him overcome the fear of transitioning?

14:48 How was the deal structured financially, and what creative tactics did he use?

20:08 Which marketing strategy actually worked to lease up units?

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GUEST: RAMEL NEWERLS

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This is a REPLAY of an episode first published in April 2024.

Software solutions are helping manage all aspects of maintaining facilities, from tracking tasks and schedules to providing insights on operational improvements.

In this episode, Jadob Pandl and Bob Linneman of NodaFi join Scott to highlight the importance of having a centralized system for facility operations, especially for new entrants in the industry.

They also discuss the potential for technology to create an ecosystem where different applications can communicate with each other, leading to more efficient operations.

Storage facility owners need to embrace technology to enhance their operations and improve their return on investment.

WHAT TO LISTEN FOR

2:09 Enhancing Operational Efficiency

3:08 Data-Driven Decision-Making

14:18 Remote Management Capabilities

25:33 Technology Integration and Ecosystem Development

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GUEST: JACOB PANDL, NodaFi

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GUEST BOB LINNEMAN, NodaFi

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What if the most powerful leadership move you could make started before 4 a.m.?

Scott Meyers peels back the curtain on his famously intentional 3:53 a.m. wake-up routine.

He shares how this early start gives him a daily edge, not just in productivity, but in spiritual clarity and decision-making as a business leader.

With stories from the trenches, scientific backing, and biblical wisdom, Scott shows how winning the morning leads to winning your direction.

Whether you're a CEO, a solopreneur, or someone seeking deeper alignment in life, this episode offers a compelling roadmap to leading your day instead of following it.

WHAT TO LISTEN FOR

:10 Why does Scott wake up at exactly 3:53 a.m.?
2:24 How can early mornings transform your clarity and focus?
4:49 What leadership lesson changed after a 3:53 a.m. prayer?
7:12 What does science say about morning discipline and decision-making?
14:18 How can you design your own “3:53 advantage”

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Is self storage the new co-working frontier?

Scott Myers peers into the future of an industry that’s evolving faster than ever.

Gone are the days of rows of metal doors and dusty hallways—today’s facilities are sleek, smart, and multi-purpose, designed to serve not just people’s possessions but their businesses, creativity, and community connections.

Scott unpacks how tech-enabled design, e-commerce integration, and hybrid business models are redefining storage into a flexible, revenue-generating ecosystem where entrepreneurs thrive.

From micro-warehouses and fulfillment zones to co-working spaces built right into storage facilities, this episode reveals how forward-thinking investors can turn “boxes and locks” into the next generation of profitable, people-focused real estate.

WHAT TO LISTEN FOR

:11 What does the future of self storage look like?
1:14 How are facility designs evolving beyond traditional storage?
4:42 How are small businesses redefining the purpose of storage units?
6:23 What does a hybrid storage model look like in practice?
8:38 How can investors future-proof their portfolios with smarter storage?

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Is self-storage really making a comeback in 2025? You bet—and the signs are everywhere.

Scott Meyers breaks down why the sector isn’t crashing—it’s stabilizing and quietly setting the stage for a strong rebound in 2026.

Scott uses fresh data and boots-on-the-ground insights to explore current vacancy trends, slowing supply, and the emergence of tech-forward, sustainability-driven upgrades that are becoming competitive edges.

He outlines the three big trends shaping the industry now, and most importantly, shares four decisive, actionable moves that investors should take right now to stay ahead of the curve.

From understanding market supply pipelines to building pro storage condos for business tenants, Scott makes the case that the smart money isn’t waiting—it’s moving.

WHAT TO LISTEN FOR

1:47 What do the latest numbers reveal about self-storage market health?

3:10 What tech and customer trends are reshaping self-storage today?

4:22 How is sustainability becoming a competitive advantage in storage?

9:41 What are “pro storage condos” and why do they matter right now?

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