292: Why Self Storage is a Recession-Resistant Industry with Joe Downs

Jonathan Greene sits down with self-storage investor and operator Joe Downs, CEO of Bellrose Storage Group, which sources, acquires, and manages self-storage facilities across the East and Southeast. With a background in commercial real estate, capital raising, and distressed second mortgages, Joe explains how he pivoted into self-storage after discovering just how mom-and-pop dominated and under-optimized the space really was.

Their conversation explores why self-storage is still far from "too late," how technology and remote management have transformed operations, and why small, overlooked facilities under 30,000 square feet can be a goldmine for investors willing to modernize them. Joe also breaks down creative plays like boat and RV storage, industrial outdoor storage, and converting large vacant retail boxes into multi-revenue storage campuses.

Listeners will come away with a grounded understanding of why self-storage is such a powerful niche, what to look for in a mom-and-pop facility, and how to avoid overpaying by underwriting expenses correctly. Joe and Jonathan also discuss the importance of relationships and "caretaker" mentality with long-time owners, the role of SBA loans, and how to keep shiny object syndrome in check while still recognizing adjacent opportunities.

In this episode, you will hear:

• How Joe went from distressed debt and 1031 capital raising to building a self-storage platform

• Why self-storage is still largely mom-and-pop owned and what that means for opportunity

• How technology, remote management, and autopay have transformed facility operations

• What to look for in a first small storage acquisition and how to approach owners as a "caretaker"

• The importance of underwriting real expenses (marketing, tech, management) so you don't overpay

• Creative self-storage derivatives, including boat and RV storage, IOS, and big-box retail conversions
  
  
  

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Supporting Resources

Connect with Joe Downs:

Website: https://belrosegrp.com/

Facebook: https://www.facebook.com/belrosestoragegroup

Twitter: @downsjoe

LinkedIn: https://www.linkedin.com/in/joe-downs-7990851/

Connect with Jonathan:

Website - www.streamlined.properties

YouTube - www.youtube.com/c/JonathanGreeneRE/videos

Instagram - www.instagram.com/trustgreene

Instagram - www.instagram.com/streamlinedproperties

Zillow - www.zillow.com/profile/streamlinen​j

Bigger Pockets - www.biggerpockets.com/users/jonathangreene

Facebook - www.facebook.com/streamlinedproperties

Email - [e-mail]

This episode was produced by Outlier Audio.