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What if your “can’t-miss” real estate deal missed… hard?

In this episode of the Self Storage Investing Podcast, guest host Joe Downs and Bellrose Storage Group partner Tim Kane share their first-ever expansion project; a textbook-perfect deal that was derailed by unforeseen pitfalls, a global pandemic, and shifting market dynamics.

From zoning setbacks to COVID-related delays and the gut punch of rising interest rates, Tim and Joe walk us through the raw, honest journey of a project that went sideways, and what they learned to come out stronger.

WHAT TO LISTEN FOR

3:25 Why did this expansion project look like a guaranteed win?
6:03 How did a narrow lot design derail our entire construction timeline?
9:50 What curveball forced us to use portable units mid-project?
15:05 How did we recover when the market shifted against us?

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CONNECT WITH GUEST: TIM KANE, BELROSE

Email | Website | Storpro website

(240) 304-8578

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From blue-collar grind to buying storage facilities, Kevin Stearns isn’t your typical investor, and that’s exactly the point.

Joe Downs talks with Kevin, a former oil rig worker and dumpster rental operator who in just six months, went from learning the ropes to closing his first deal

No fancy degree, no investor pedigree. Just drive, curiosity, and mentorship. Hear how Kevin went from heavy labor to passive income, why he sold his rentals, and how he’s now on his second deal with eyes on full-time storage domination.

For anyone who wonders, “Can I actually do this?” Spoiler alert: Kevin’s journey says YES.

WHAT TO LISTEN FOR

3:53 Why did he sell multifamily rentals for a dumpster business?

6:27 What made self-storage the “right” business?

12:44 How did Kevin find his first self-storage deal?

23:23 What’s the biggest lesson after owning a facility for 3 months?

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Connect with guest: Kevin Stearns, Owner | CEO | Real Estate Investor at STEARNS INVESTMENTS, LLC

Website | LinkedIn

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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

LinkedIn | Website

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Follow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify.