Storage Moguls

Joe Downs, Stories and Strategies
  • 5.0 (1)
  • Investing

What does it take to go from knowing absolutely nothing about self-storage investing to owning your first storage facility? Turns out, less than you think. And Storage Moguls is going to show you exactly how. Storage Moguls is hosted by entrepreneur and storage investing expert Joe Downs. Each week, Joe sits down with seasoned storage operators, real estate investors, SBA lenders, acquisition specialists, and students who've already done the deals, breaking down every piece of the self-storage and Boat & RV storage investment process so that anyone can understand it, act on it, and succeed with it. Whether you're a first-time real estate investor trying to understand cap rates, NOI, and due diligence, or an experienced entrepreneur ready to scale your commercial real estate portfolio through storage acquisitions, this show removes every barrier between where you are today and your first storage facility. No fear. No gatekeeping. Just the real storage education, SBA financing strategies, underwriting breakdowns, and passive income playbooks that turn beginners into Storage Moguls. storagemoguls.ai. Practitioners, Not Professors.

  1. 1d ago

    How Do I Get The Money?

    Send us Fan Mail Did the SBA just lock first-time buyers out of storage investing? Not according to the lender who finances storage deals every day.  Joe Downs sits down with Anne Mino, a senior loan officer on the self-storage lending team at Live Oak Bank, one of the country's largest SBA lenders.  Financing storage acquisitions, expansions, and new builds since 2019, and an owner of storage herself, Anne explains why projections-based lease-up deals are still in play, which debt service coverage targets to hit by month 13 and year three, and how the new guarantor, trust, and appraisal rules change partner-funded deals.  If you want to buy a storage facility and need proven financing strategies before your next deal, this is your insider briefing.   Listen For: 4:36 Can first-time buyers still get an SBA storage loan without experience? 6:09 Does Anne Mino rank liquidity above net worth for storage lenders? 14:20 Did the October 1 SBA changes really end projections-based storage loans? 24:04 Can partners still fund your first storage facility, according to Anne Mino? 29:08 Does every owner of an SBA-financed storage deal need US citizenship?   CONNECT WITH GUEST: ANNE MINO, SENIOR LOAN OFFICER AT LIVE OAK BANK, SELF STORAGE DIVISION  Live Oak Bank | LinkedIn | Email | 910-550-2297 CONNECT WITH US Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Storage Moguls Live. Friday, October 16 in White Marsh, Maryland. One day with self storage owners. Walk through a real facility and learn how they find, finance, and close deals. Only 15 tickets. Register at https://go.storagemoguls.ai/white-marsh-md before Thursday.

  2. Oct 19

    The 5% Management Fee Myth in Storage Investing

    Send us Fan Mail Is the 5% management fee in your broker's offering memorandum wrecking your underwriting? On a facility doing $100,000 a year, that line item works out to about $400 a month, and no credible operator will run your phones, pricing, collections, and marketing for that.  Joe Downs pulls back the curtain on third-party management with Adam Wagner, President and Managing Partner of Anytime Storage Property Management.  Following a merger with The Storage Manager, Adam's top 50 firm now runs more than 90 facilities 100% remotely, including three of Joe's boat and RV storage properties.  Adam breaks down what 5% really covers, why lenders trust 3PM numbers more than owner figures, how AI sets weekly pricing with a human approving every move, and when a deal is simply too small to manage.  Underwriting a deal right now? Listen before your money goes hard.   Listen For: 10:30 Is a 5% management fee really enough to run a storage facility?  12:35 Does a 5% management fee cover your storage software and platforms?  16:18 Do lenders lean harder on a 3PM's proforma than on yours?  17:58 Can storage owners hire a 3PM and simply walk away?  22:14 Should owners meet their storage management company every single month?   CONNECT WITH GUEST: ADAM WAGNER, PRESIDENT AND MANAGING PARTNER | ANYTIME STORAGE PROPERTY MANAGEMENT Website | LinkedIn | Anytime Storage Property Management LinkedIn  CONNECT WITH US Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Storage Moguls Live. Friday, October 16 in White Marsh, Maryland. One day with self storage owners. Walk through a real facility and learn how they find, finance, and close deals. Only 15 tickets. Register at https://go.storagemoguls.ai/white-marsh-md before Thursday.

  3. Oct 12

    Why a Lost Deal Became This Investor's First Storage Facility

    Send us Fan Mail What if the deal you lost to another buyer becomes your very first storage facility? Joe Downs sits down with Austin McLeod, who launched the self-storage division at Matthews in 2018, closed the firm's first storage deal, and has since closed roughly $850 million in self-storage transactions across 26 states.  Austin pulls back the curtain on how brokers size up first-time buyers within seconds, why a lower offer backed by proof of funds and a clear underwriting story can beat the highest bid, and which offering memorandum details, from flood zones to property tax reassessments, catch new buyers off guard.  With 2021 and 2022 bridge loans maturing at much higher rates in 2026, motivated sellers are surfacing now.  This is the storage investing playbook for getting the broker's first call before a deal ever hits the market again.   Listen For: 3:32 Can a storage broker tell you're a first-time buyer in 30 seconds?  10:22 Should you still send an LOI if the storage deal is under contract?  14:38 Will a storage broker recommend a lower offer over the highest bid?  24:24 Is asking about seller financing a red flag to storage brokers?  28:21 Should you submit an offer that's $500K below the asking price?   CONNECT WITH GUEST: AUSTIN MCLEOD, SENIOR VP AND DIRECTOR OF SELF STORAGE Website | LinkedIn | Email  CONNECT WITH US Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Storage Moguls Live. Friday, October 16 in White Marsh, Maryland. One day with self storage owners. Walk through a real facility and learn how they find, finance, and close deals. Only 15 tickets. Register at https://go.storagemoguls.ai/white-marsh-md before Thursday.

  4. Oct 5

    Storage Investing in the AI Search Era

    Send us Fan Mail What if the worst website in town is attached to the best deal you'll see all year?  Two Storage Moguls students bought a self-storage facility with no website and a phone nobody answered, then pushed it past 70% occupancy in under a year.  Joe Downs sits down with Alex Keller, who leads the sales team at StoragePug, the self-storage website platform that has grown from roughly 250 to 2,500 locations during his nearly seven years there.  Together they pull back the curtain on why 63 to 67 percent of storage rentals now happen on a phone, how AI search is rewriting local discovery, and how buyers can turn a seller's digital neglect into underwriting upside.  For anyone pursuing storage acquisitions in 2026, these are proven storage investment strategies for finding revenue hiding in plain sight before the next buyer spots it.   Listen For: 3:25 Does your self-storage website fail the simple rent-a-unit test? 9:37 Is hiding your rates online costing your storage facility rentals? 13:37 Is ChatGPT replacing Google for tenants searching for storage units? 20:02 Can a seller's weak website signal hidden upside in a storage deal? 25:08 Is it fair to underwrite extra rentals after adding a storage website?   CONNECT WITH GUEST: ALEX KELLER, SALES TEAM LEAD | STORAGEPUG Website | LinkedIn   CONNECT WITH US Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Storage Moguls Live. Friday, October 16 in White Marsh, Maryland. One day with self storage owners. Walk through a real facility and learn how they find, finance, and close deals. Only 15 tickets. Register at https://go.storagemoguls.ai/white-marsh-md before Thursday.

  5. Sep 28

    Can AI Tell You If a Storage Deal Is Actually Good?

    Send us Fan Mail Storage Moguls Live. Friday, October 16 in White Marsh, Maryland. One day with self storage owners. Walk through a real facility and learn how they find, finance, and close deals. Only 15 tickets. Register at https://go.storagemoguls.ai/white-marsh-md before Thursday. Drop an offering memorandum into ChatGPT, ask "Is this a good deal?" and AI will almost always say yes. It never saw the rent roll, and it has no idea the facility down the street just cut rates.  Live at Funnel Hacking Live in Las Vegas, host Joe Downs pulls back the curtain on StorageMoguls.ai with Peter Swain, CEO of Peter Swain Inc. and a 25-year digital veteran behind more than 1,400 projects for Apple, Microsoft, Google and the BBC.  Together they unpack why roughly 85% of courses never get finished, how AI can "care at scale" for first-time self-storage investors buying $400K to $2M facilities, and why AI should never be the discernment layer on a storage deal.  If AI is part of your storage investing strategy, hear this guardrail conversation before you send your next LOI.   Listen For: 3:11 Is renting a storage unit online really cheaper than walking in?  11:40 Is a $50K storage course worth it if you never buy?  18:59 Can AI really keep first-time storage investors from quitting their course?  27:16 Can a local self-storage operator outrank national brands on Google search?  36:47 Does Peter Swain think AI should ever approve a storage deal?   CONNECT WITH GUEST: PETER SWAIN, CEO OF PETER SWAIN INC.  Website | LinkedIn | YouTube | Instagram | Facebook    CONNECT WITH US Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Storage Moguls Live. Friday, October 16 in White Marsh, Maryland. One day with self storage owners. Walk through a real facility and learn how they find, finance, and close deals. Only 15 tickets. Register at https://go.storagemoguls.ai/white-marsh-md before Thursday.

  6. Sep 21

    The Liability Litmus Test: How to Evaluate Storage Deals

    Send us Fan Mail Storage Moguls Live. Friday, October 16 in White Marsh, Maryland. One day with self storage owners. Walk through a real facility and learn how they find, finance, and close deals. Only 15 tickets. Register at https://go.storagemoguls.ai/white-marsh-md before Thursday. Are first-time self-storage investors killing deals they worked hard to get under contract… over things that don't actually matter? Joe Downs sits down with Rod Blunk, retired U.S. Navy nuclear engineer, lead mentor at StorageMoguls.ai, and founder of Warriors to Wealth.  Rod spent his career as a quality assurance officer on nuclear submarines, trained to find the valve that mattered before it became a catastrophe.  Now he applies that same liability-first framework to on-site self-storage due diligence.  This episode pulls back the curtain on the most expensive mistake first-time storage investors make: treating cosmetic wants like non-negotiable needs.  With new self-storage supply deliveries projected to drop from 65.2 million square feet in 2024 to roughly 30 million by end of 2027, investors who can close cleanly on imperfect facilities will own the next cycle.  Rod shows you exactly how.   Listen For: 4:49 How does a Navy nuclear engineer's liability framework change the way you evaluate a self-storage facility on site? 11:14 What does a real deal look like when a cosmetic want almost derails a legitimate storage acquisition? 15:04 What is the one thing Rod Blunk wishes every self-storage buyer evaluated before writing their offer? 20:05 How should first-time storage investors plan CapEx without budgeting themselves out of a deal? 25:31 How does competition in your market determine how much you actually need to spend on a self-storage facility?   CONNECT WITH GUEST: ROD BLUNK, FOUNDER, WARRIORS TO WEALTH | LEAD MENTOR, STORAGEMOGULS.AI  Website | LinkedIn | YouTube | Instagram | Email | Facebook |   CONNECT WITH US Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Storage Moguls Live. Friday, October 16 in White Marsh, Maryland. One day with self storage owners. Walk through a real facility and learn how they find, finance, and close deals. Only 15 tickets. Register at https://go.storagemoguls.ai/white-marsh-md before Thursday.

  7. Sep 14

    Four Problems, One Closing: How First-Time Investors Still Won

    Send us Fan Mail Four problems. One deal. One closing. What does it actually take for a first-time self-storage buyer to push through a due diligence report that surfaces a setback encroachment, a title defect, a survey parcel issue, and an environmental flag. All on the same deal.  Joe Downs sits down with Mike and Stephanie Vostenak, retired corporate HR executive turned self-storage owner-operator and his wife, who closed on Murrayville Self-Storage, a 110-unit facility in Wilmington, North Carolina, just one month before recording.  They walk through the real-time decisions, the legal battles with county commissioners, and the team structure that got them to closing. Joe also shares current self-storage occupancy data, noting the national rate dipped to 82.2 percent as of September 2025, and explains why that gap from the stabilized 85 to 90 percent range signals an opportunity for investors ready to move now.   Listen For: 03:32 Has self-storage income actually beaten inflation for nearly two decades? 08:58 Are most storage operators already planning to automate in 2026? 15:38 Do you know what the average self-storage facility earns per square foot? 20:08 Is national self-storage occupancy where most investors think it is?   GUESTS: MICHAEL & STEPHANIE VOSTENAK Reliable Self-Storage | Mike’s LinkedIn | Stephanie’s LinkedIn |  CONNECT WITH US Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Storage Moguls Live. Friday, October 16 in White Marsh, Maryland. One day with self storage owners. Walk through a real facility and learn how they find, finance, and close deals. Only 15 tickets. Register at https://go.storagemoguls.ai/white-marsh-md before Thursday.

  8. Sep 7

    The Drive-for-Dollars Playbook for Self-Storage Investors

    Send us Fan Mail Is the next storage deal hiding in plain sight…one you'll only find if you leave your desk and drive?  Joe Downs makes the case for what he calls one of the most under-utilized acquisition strategies in self-storage investing: driving for dollars.  Joe draws on firsthand field experience, including a story about being gestured out of a seller's office and becoming that seller's first phone call nine months later, to illustrate why physically canvassing a market transforms cold calls into what he calls "power calls."  With national average street rates sitting at $133/month and top REIT occupancy climbing back above 92%, Joe argues the window to build seller relationships in independent self-storage markets is wide open right now.  Investors who move first win.   Listen For: :45 Why is "driving for dollars" the most underused acquisition strategy in self-storage investing? 5:54 What does the 2026 state of self-storage market report reveal about national street rates and occupancy? 9:00 How did host Joe Downs turn the worst interaction he's ever had with a storage owner into a first-call pre-listing opportunity? 20:45 How should storage investors structure a driving-for-dollars trip to maximize relationship-building in a new market? 28:30 Why is a "power call" always more effective than a cold call when pursuing mom-and-pop storage acquisitions?   CONNECT WITH US Joe Downs on LinkedIn Belrose website | Belrose email | Belrose LinkedIn Storage Moguls Live. Friday, October 16 in White Marsh, Maryland. One day with self storage owners. Walk through a real facility and learn how they find, finance, and close deals. Only 15 tickets. Register at https://go.storagemoguls.ai/white-marsh-md before Thursday.

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What does it take to go from knowing absolutely nothing about self-storage investing to owning your first storage facility? Turns out, less than you think. And Storage Moguls is going to show you exactly how. Storage Moguls is hosted by entrepreneur and storage investing expert Joe Downs. Each week, Joe sits down with seasoned storage operators, real estate investors, SBA lenders, acquisition specialists, and students who've already done the deals, breaking down every piece of the self-storage and Boat & RV storage investment process so that anyone can understand it, act on it, and succeed with it. Whether you're a first-time real estate investor trying to understand cap rates, NOI, and due diligence, or an experienced entrepreneur ready to scale your commercial real estate portfolio through storage acquisitions, this show removes every barrier between where you are today and your first storage facility. No fear. No gatekeeping. Just the real storage education, SBA financing strategies, underwriting breakdowns, and passive income playbooks that turn beginners into Storage Moguls. storagemoguls.ai. Practitioners, Not Professors.

Information

  • Creator
    Joe Downs, Stories and Strategies
  • Years Active
    2026
  • Episodes
    28
  • Rating
    Clean
  • Copyright
    © 2026 Storage Moguls
  • Show Website
    Storage Moguls