Stories Behind the Door

Thaddeus Campbell
  • 5.0 (5)
  • Investing
  • Updated Weekly

Self-storage isn't just square footage — it's a booming industry powered by smart operators, bold investors, sharp brokers, and everyday people making things happen. Hosted by Thaddeus Campbell, Stories Behind the Door pulls back the curtain on the real players behind the deals, developments, and day-to-day grind. Every week, we sit down with the people who are shaping the future of storage and flex space — one story at a time. If you're in the business or thinking about getting in, this is your front-row seat.

  1. There's no secret to Andrew Dunn's success in Commercial Real Estate! He just never stops showing up.

    1d ago

    There's no secret to Andrew Dunn's success in Commercial Real Estate! He just never stops showing up.

    I sit down with Andrew Dunn, Co-Founder and Principal at VAC Development, affectionately known in the market as the Value Add Cowboys . Andrew is operating at an incredibly elite level in the middle-market commercial space across Las Vegas, Reno, and Phoenix, and he brings a masterclass in market awareness and execution to the microphone today . We dive into Andrew's transition from executing 75 intense residential turnarounds to commanding massive commercial assets. He pulls back the curtain on how his team successfully completed a 110,000-square-foot office-to-industrial conversion, generating an incredible exit . We also discuss why he prefers the granularity of unrated small business tenants over credit deals, how to successfully manage investor trust, and how pushing your physical limits in endurance sports prepares you to handle high-stakes commercial risk . Key Takeaways From This Episode: The Operating Arbitrage: Why treating your role as a general partner like an "information dealer" allows you to mitigate risks that scare away institutional cash . Granular Protection: How relying on a diversified base of essential, blue-collar logistics and fulfillment entrepreneurs keeps your cash flow completely AI-resistant . Creative Debt Structures: A raw look at borrowing at an 80% LTC debt fund structure at 11% interest to fully back your conviction when JV partners hesitate . Adapting Under Pressure: Why surviving a real estate cycle means abandoning "in-a-box" thinking, managing the bid-ask spread, and knowing when to "GTFO" before a market shifts . The Cowboy Creed: How Andrew and his partner skipped generic corporate branding to build a company that honors their scrappy, competitive, and agricultural roots . Whether you are looking to scale your own syndication model, break into the light manufacturing vertical, or simply build the work ethic required to win, Andrew's unfiltered, high-energy advice is mandatory listening. Connect with Thaddeus Campbell (S3 Partners): Email: thaddeus@s3.partners LinkedIn: https://www.linkedin.com/in/itsthadcampbell/ Connect with Andrew Dunn (VAC Development) Email: andrew@vacdevelopment.com LinkedIn: https://www.linkedin.com/in/andrewmdunn41 This Episode was brought to you by: https://www.kiwisteel.com/

    35 min
  2. The Future of Self Storage Is SPEED, Not Price

    May 27

    The Future of Self Storage Is SPEED, Not Price

    I sit down with Maggie Bode, Head of Enterprise Sales at Uniti AI, for a masterclass in operational efficiency and automation. Fresh off her panel at the Northeast Storage Expo, Maggie explains why deploying technology in diverse storage portfolios isn't one-size-fits-all. She shares her transition from customer success in luxury multifamily high-rises in NYC to tech solutions in the storage sector. We discuss the math behind AI voice containment, highlighting how operators can automatically handle 80% of routine calls, allowing sales teams to focus on high-value contracts. We also explore the shifts in consumer demographics, the cost of phone trees, and how her classical dance background informs her leadership in corporate real estate. Key Takeaways From This Episode: Digital Expectations: Why the under-25 renter segment will actively avoid your business if they are forced to pick up a phone or interact with a human counter agent. The Containment Strategy: How to seamlessly escalate the 20% of highly nuanced, sensitive customer calls to live agents while letting AI wipe out the routine background noise. Eliminating Friction: How modern conversational AI instantly recognizes returning customers by name and phone number to bypass manual lookups entirely. The Cost of Missed Windows: Why a manager stepping away to execute a lock check or sweep a unit can quietly cost you thousands of dollars in lost lifetime renter value. The "Humble Rebel" of YLG: A look at Maggie's dedication to building out the SSA Young Leaders Group to empower the next generation of real estate pioneers . Pop Culture Decompression: Why "ESPN is the Bravo for men" and why tracking reality TV workflows takes a surprising amount of emotional intelligence. Whether you are an institutional operator looking to scale seamlessly or an independent owner wanting to operate like a multi-thousand-door powerhouse, Maggie's sharp insights and infectious energy will change how you view your front office. Connect with Thaddeus Campbell (S3 Partners):
 Email: thaddeus@s3.partners
 LinkedIn: https://www.linkedin.com/in/itsthadcampbell/
  Connect with Maggie Bode (Uniti AI)
 Email:
maggie@getuniti.com LinkedIn: https://www.linkedin.com/in/maggiebode/ This Episode was brought to you by:
 https://www.kiwisteel.com/

    33 min
  3. Jim McGuffin and Hirewell have mastered the art of placing great talent for Self Storage.

    May 20

    Jim McGuffin and Hirewell have mastered the art of placing great talent for Self Storage.

    I sit down with Jim McGuffin, Managing Director at Hirewell, for a fascinating look into the human capital and executive workforce driving self-storage . Jim runs the real estate division at Hirewell and has placed high-level executives, from CFOs to VPs, across more than a third of the top 25 self-storage operations in the country. Jim brings an incredible macroeconomic perspective to the table as we navigate the realities of 2026 . We discuss the dramatic shift from the hyper-vibrant "hiring frenzy" era of 2021–2023—which saw across-the-board 10% to 15% salary hikes—to today's landscape of "cautious optimism" . Jim explains why the freeze in capital markets has suppressed standard acquisitions roles, triggering a massive 5-to-1 surge in placements for ground-up raw land development professionals instead. We also talk about candidate psychology in a tight market, how to protect your brand with a 95% placement "stick rate," and what it really means to calibrate company culture. Key Takeaways from this Episode: The Operational Safety Net: Why companies are heavily investing in property management, asset management, and accounting talent in 2026 to squeeze out maximum portfolio yield. The Candidate Seesaw: Why top-performing executive talent has become highly risk-averse, avoiding the threat of being "first in, last out" at a new firm . Radical Transparency: How posting specific, real-world placements on LinkedIn has driven massive inbound requests to Hirewell . The AI Nuance Deficit: Why algorithmic tools are highly effective at back-end candidate tracking but utterly useless at selling the human story of an opportunity. Guns Up in Lubbock: Why Jim chooses to run a national real estate search team from a co-working office overlooking the Texas Tech football field . If you are a self-storage owner trying to optimize your leadership structure, or a real estate professional attempting to navigate your next career leap in 2026, Jim's battlefield data from Hirewell is mandatory listening . Connect with Thaddeus Campbell (S3 Partners):
 Email: thaddeus@s3.partners
 LinkedIn: https://www.linkedin.com/in/itsthadcampbell/
 Connect with Jim McGuffin Email:
jim@hirewell.com  LinkedIn:
https://www.linkedin.com/in/jim-mcguffin/ This Episode was brought to you by:  https://www.kiwisteel.com/

    32 min
  4. James Coakley: 30 Years in NYC Self-Storage, Safeguarding Its Next Generation

    May 13

    James Coakley: 30 Years in NYC Self-Storage, Safeguarding Its Next Generation

    NYC self-storage is in the middle of the toughest regulatory fight in its history. Most operators outside New York have no idea what's coming or how fast it could spread to their market. James Coakley, President of Cayre Equities (Treasure Island Storage) and immediate past president of the New York Self Storage Association, joins Thaddeus to unpack what's actually happening on the ground: the loss of the ICAP tax abatement that made NYC development pencil, the 35% assessment hike on storage buildings landing in 2026, the new DCWP registration law and the rulemaking fight underway right now, Intro 495's proposed 2% rate cap, and the agency lawsuit against a major REIT. James has spent over two decades in NYC self-storage — starting at Manhattan Mini Storage, moving through United Stor-All, and leading Cayre Equities since 2009. In this conversation he shares how a family-office operator approaches development when merchant deals no longer underwrite, why Treasure Island stayed in NYC while everyone else chased the Sunbelt, and what every operator in every state should be doing right now to build relationships with local policymakers before regulation finds them. If you operate, develop, or invest in self-storage anywhere in the country, this episode is a preview of what's coming. Maryland is already testing per-facility taxes. Other states are watching. (02:00) How James got into self-storage (04:00) Joining Care Equities in 2009 (06:00) Operating with family-office backing (07:45) Why Treasure Island stayed in NYC (09:30) How NYC development has changed since 2009 (12:00) The ICAP tax abatement — and why losing it killed most new deals (14:30) The 35% assessment hike on E7 storage buildings (17:30) Why valet storage never replaced self-storage in NYC (18:45) The new NYC registration law and DCWP rulemaking (22:30) The DCWP lawsuit against a major REIT (23:00) Industry consolidation and why state associations matter (25:30) What every operator should be doing about local politics (28:20) What motivates James to give back to the industry Connect with Thaddeus Campbell (S3 Partners): Email: thaddeus@s3.partners LinkedIn: https://www.linkedin.com/in/itsthadcampbell/ Connect with James Coakley Email: jcoakley@ceqy.com LinkedIn: https://www.linkedin.com/in/james-coakley-8aa6a18/ This Episode was brought to you by: https://www.kiwisteel.com/

    32 min
  5. An entire legal career in Self Storage has Scott Zucker's fingerprints everywhere.

    May 6

    An entire legal career in Self Storage has Scott Zucker's fingerprints everywhere.

    I sit down with Scott Zucker, a partner at Weissmann Zucker Euster + Oblinger, P.C. and a literal Hall of Fame fixture in the storage world . Scott has spent nearly four decades acting as a "counselor and defender" for storage operators, helping define the legal statutes that govern how we do business today . We tackle the heavy-hitting issues currently keeping owners up at night. From the New York City licensing laws and the high-profile Extra Space lawsuit to the "transparency" requirements of California's SB-709, Scott provides the essential legal context needed to navigate an increasingly regulated industry . We also discuss why the "rising tide raises all boats" mentality of the storage industry has made it the most cooperative vertical in real estate . Key Takeaways from this Episode: Visibility Breeds Oversight: As storage moves to "Main Street," it has attracted the attention of millions of consumers and their legislators . The Mitigation Obligation: Why tenants have a legal responsibility to inspect their units and report issues so landlords can act. Deceptive Pricing vs. Promotion: Understanding the guardrails of ECRIs and marketing standard rates . Institutional Consolidation: Scott's perspective on watching small developers become billionaires over the last 40 years . A Heart-Centered Career: Why Scott is driven to make his parents proud and protect the industry he has grown to love. Whether you're a "mom and pop" operator or an institutional REIT, Scott's insights into the "universal law program" of self-storage are mandatory listening for 2026. Connect with Thaddeus Campbell (S3 Partners): Email: thaddeus@s3.partners Linkedin: https://www.linkedin.com/in/itsthadcampbell/ Connect with Scott Zucker Email: scott@wzlegal.com LinkedIn: https://www.linkedin.com/in/scott-zucker-3643b712/ This Episode was brought to you by: https://www.kiwisteel.com/

    35 min
  6. Frank Forte Quite NYC Investment Banking to Build Something True to his Jersey Roots

    Apr 29

    Frank Forte Quite NYC Investment Banking to Build Something True to his Jersey Roots

    I sit down with Frank Forte, Partner at Lucern Capital Partners, for a masterclass in consolidating the fragmented small bay industrial market . Frank has spent the last decade moving from high-level institutional banking to active ownership, raising over $100 million in equity and delivering project IRRs that most pro-formas wouldn't dare to show . We discuss the stark reality of the 2026 real estate market—what Frank calls a "long winter" for multifamily and storage—and why he believes the "middle 80%" of a deal (the operations) is where true wealth is created . From towing 85 cars off a distressed Charlotte site to helping small business owners find stability through five-year leases, Frank's approach is a blend of hard-nosed Jersey grit and sophisticated financial underwriting . Key Takeaways from this Episode: Contenders vs. Pretenders: Why you need to peel back the onion on who is actually owning and operating assets versus just posting on LinkedIn . The Insulation of NNN: How small bay industrial protects landlords from the "pound of flesh" tax assessors are taking from residential and multifamily owners . Unlocking "Tetris" Value: Creative ways to move tenants within a park to mark rents to market without losing occupancy . The "Humble Rebel" Mindset: Why hungry entrepreneurs and small business owners make the best tenants . Global Economics: What a 90% tax rate in France can teach U.S. business owners about corporate structure and the ability to exit . If you are a real estate professional looking for the "storm clouds to clear," Frank's insights on finding and fixing distressed industrial assets are essential listening . Connect with Thaddeus Campbell (S3 Partners):
 Email: thaddeus@s3.partners
 LinkedIn: https://www.linkedin.com/in/itsthadcampbell/ 
 Connect with Frank Forte (Lucern Capital Partners) Email:
frank.forte@lucerncapital.com LinkedIn:
https://www.linkedin.com/in/frankfortelucern/ This Episode was brought to you by:
 https://www.kiwisteel.com/

    36 min
  7. Two Decades in Storage Gave Him the Problems, his Entrepreneurial Spirit is Finding the Answers

    Apr 22

    Two Decades in Storage Gave Him the Problems, his Entrepreneurial Spirit is Finding the Answers

    I sit down with Kyle Lawrence, Co-founder and CEO of StoragePilot AI, to discuss the massive technological shift happening in self-storage. Kyle spent over two decades in the industry, rising through the ranks of Public Storage to manage operations across Canada before striking out on his own to build and sell facilities for the "orange behemoth" and other private owners . In this episode, we explore the "operating arbitrage" available to independent owners in 2026. Kyle explains how his team built a virtual property manager and a virtual district manager to handle everything from lead-to-lease communication to 24/7 troubleshooting for on-site managers . We discuss why "picking up the phone" is the most vital task for survival in a competitive market and how AI is finally allowing smaller guys to out-maneuver the giants . Key Takeaways from this Episode: Speed is Life: Why the ability to pivot like a "speedboat" gives independent owners a distinct advantage over corporate "tankers" The Virtual DM: How to automate SOPs, HR support, and even overflowed toilet troubleshooting so managers don't have to call the owner at 2 AM . Revenue Loss: A sobering look at how much money is left on the table when businesses rely on fishing poles instead of "big nets" like 24/7 AI answering. Global Perspectives: Kyle shares insights from clients in Europe and Asia, proving the struggle for customer acquisition is universal. Mental Toughness: A look into Kyle's background in Mixed Martial Arts and why being "kicked in the head" makes the stress of a multi-billion dollar business feel manageable. If you are looking to scale your operations without exploding your payroll, Kyle's blend of REIT-level discipline and "back of the house" AI innovation is essential listening. Connect with Kyle Lawrence: Email: kyle@storagepilot.ai Website: https://www.storagepilot.ai/ Connect with Thaddeus Campbell: Website: https://s3.partners/ LinkedIn: https://www.linkedin.com/in/itsthadcampbell This episode was brought to you by: https://kiwiconstruction.com/

    34 min
  8. SVP of SafeGuard Storage talks the downside of a historically long economic climb.

    Apr 15

    SVP of SafeGuard Storage talks the downside of a historically long economic climb.

    I sit down with Stan Bonilla, Senior Vice President of Asset Management and Development at Safeguard Self Storage, for a deep dive into the institutional side of the business . Stan brings decades of experience to the table, and in this episode, he pulls back the curtain on how a privately held REIT managed by Morgan Stanley navigates a turbulent 2026 market . We discuss Safeguard's recent pivot from ground-up development to aggressive acquisitions and why their all-cash buying power allows them to close multi-million dollar deals in under three weeks . Stan also provides a sobering look at the legislative climate in New York and the SSA's vital role in protecting owners from rent control and over-regulation . Key Takeaways from this Episode: Economics 101: Why the current decline in rates is management-driven and necessary for absorbing oversupply . Institutional Flow: A case study on why merchant developers are selling portfolios to aggregators like Carlyle, who then flip to REITs . Predictable Rates: Why "stable" interest rates are more important than "low" rates for getting deals to pencil . The Merchant Risk: Why 3rd party management platforms can sometimes encourage risky developments just to capture fees . A Higher Calling: Stan's journey back to his faith and why the "Five Solas" form the foundation of his life and leadership . Whether you are a developer looking for a deal-closer or an operator trying to understand where the "green shoots" are appearing in 2026, Stan the Man's insights are essential . Connect with Stan Bonilla: Email: sbonilla@safeguardit.com Website: https://safeguardit.com Connect with Thaddeus Campbell: Website: https://s3.partners/ LinkedIn: https://www.linkedin.com/in/itsthadcampbell/ This episode was brought to you by: https://kiwiconstruction.com/

    34 min
See All (50)

Ratings & Reviews

5
out of 5
5 Ratings

About

Self-storage isn't just square footage — it's a booming industry powered by smart operators, bold investors, sharp brokers, and everyday people making things happen. Hosted by Thaddeus Campbell, Stories Behind the Door pulls back the curtain on the real players behind the deals, developments, and day-to-day grind. Every week, we sit down with the people who are shaping the future of storage and flex space — one story at a time. If you're in the business or thinking about getting in, this is your front-row seat.

Information

  • Creator
    Thaddeus Campbell
  • Years Active
    2024 - 2026
  • Episodes
    50
  • Rating
    Clean
  • Copyright
    © 2025
  • Show Website
    Stories Behind the Door

You Might Also Like