Podcast
Self Storage Income
Hosted by AJ Osborne · EN
The authority on creating wealth and income through self storage.
Find our video podcast on YouTube: https://www.youtube.com/playlist?list=PLoaCszL7eN9T7EixaJgL49WTLsT-CWLD1
198episodes
Episodes
Newest firstAll episodes
360. Self Storage Just Entered a New Era: What Small Operators Need to Know
1w ago00:25:22Tap to summarizeSelf storage just entered a new era. The industry isn’t shifting. The shift has already happened. Within eight days, we saw multiple instances of operator and data infrastructure consolidation. On the surface, these might look like normal acquisitions, but they signal seismic changes within the self storage industry that small operators can’t afford to ignore. The top 100 operators already control over half of the nation’s rentable storage space, and the top five alone control a whopping 35%. That number is growing. This is eerily similar to what we saw when online marketing came on the scene. The REITs and big players adopted search engine optimization (SEO) and pay-per-click (PPC) advertising long before anyone else. Now, they’re on the move again. In self storage investing, data is king. Thankfully, access has been brought down to the level of mom-and-pop operators in recent years. But those who overlook what’s going on are at risk of losing their competitive advantage in the marketplace. I’m breaking down exactly what small self storage investors need to do to adapt and why the entire industry is in dire straits if they don’t. What you’ll learn in today’s show: Two crucial areas where the self storage industry has consolidated What self storage investors need to know amid a major industry shift Major transactions from the last few weeks and their impact on small operators The parallels between self storage data and online marketing How mom-and-pop operators can harness AI within their self storage business __________ Grab AJ’s Book, _Growing Wealth in Self-Storage 2.0_ : https://www.amazon.com/Growing-Wealth-Self-Storage-2-0-Post-Pandemic/dp/1735258865 NowMetrics: https://nowmetrics.co/ Storelocal: https://www.storelocal.com/ TractIQ: https://tractiq.com/
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359. The Small Self Storage Owner’s AI Guide (Prompts, Examples, Tools)
2w ago00:53:03Tap to summarizeEveryone keeps talking about AI. But how do you, a small self storage owner with one, two, or a handful of self storage investments, actually use it to grow your revenue, reduce your vacancy, keep customers for longer, and pick up a fraction of the phone calls? Today, we’re showing you how. Alec Peeples from Storeganise is sharing the beginner-friendly AI “buckets” storage investors can use to easily (and surprisingly cheaply) automate their facilities and make more revenue with way less work. He’ll share the beginner framework that those brand new to AI can try, the “trends” you can discover that generate more income for your facility, and even the exact prompts he uses to find blind spots in storage businesses. These are high-level, highly usable ways for small self storage owners to get the equivalent of a six-figure salaried C-suite employee for less than a couple dozen bucks per month. If you could access that today, why wouldn’t you? What you’ll learn in today’s show: The exact prompts Alec uses to discover the revenue gaps at self storage facilities How to start training your AI to think like a six-figure COO for your storage business The three “buckets” of AI use in self storage and the one that is the most valuable for you How to get AI to handle customer service without having your calls feel like AI Why small investors stand to benefit most from this massive change in the market — Grab AJ’s Book, Growing Wealth in Self-Storage 2.0 - https://www.amazon.com/Growing-Wealth-Self-Storage-2-0-Post-Pandemic/dp/1735258865 Check out Storeganise, the free AI toolkit built for self-storage operators; a library of prompts, skills, and automations you can use with any software: https://ai-lab.storeganise.com Connect with Alec on LinkedIn! - https://www.linkedin.com/in/alec-peeples/
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358. How to Scale Your Storage Portfolio Quicker (Fast Track AJ’s Path!)
3w ago00:45:03Tap to summarizeYou want your self storage portfolio to build your wealth, replace your income, and give you the freedom to run your business on your own terms. So, how do you get there? Or better yet, how do you get there (much) faster than we did? It took us nearly 20 years to go from a single facility to a self-running self storage portfolio and (many) millions in equity. Can you do it in half the time? Today, AJ and Conner share how to pass through the three phases every self storage business experiences, from a lone investor answering the phones to a true business owner who’s focused on scaling, instead of sending late-payment notices. There are multiple mistakes AJ made along the way that could have saved him years if he had known what he knows now. Now, we’re sharing it with you so you can build the income-replacing, self-running storage portfolio anyone, even you, can scale, starting in 2026. What you’ll learn in today’s show: The “mistakes” AJ made that cost him years of time when investing in self storage How to stop doing all the work yourself and leverage other people to run your portfolio better than you can The three “phases” every self storage investor goes through and whether you need to make it to the final phase Things starting to “break” in your business? Signs it’s time you’re ready for the next phase Before you pay yourself from your self storage cash flow, do this first! Grab AJ’s Book, Growing Wealth in Self-Storage 2.0 - https://www.amazon.com/Growing-Wealth-Self-Storage-2-0-Post-Pandemic/dp/1735258865 Join the Self Storage Income Community - https://www.selfstorageincome.com/learn?el=pc-ep358 Get our FREE self storage starter pack to learn how to analyze, underwrite, and operate your next storage investment:https://www.selfstorageincome.com/start-podcast?el=pc-ep358
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357. How to Add 6-Figure Cash Flow to Your Storage Business with Cost Segregation
4w ago00:44:25Tap to summarizeMost self storage investors focus on things like increasing revenue, maximizing occupancy, and mastering operations. But not enough of them play defense. Depreciation is a powerful tool that can save your self storage business thousands—potentially even hundreds of thousands—in taxes, but few are harnessing its full power. Brian Liles and Brian Broussard from CSSI have done it for over 65,000 facilities to date. With a cost segregation study, you could accelerate depreciation on your self storage facility’s components, creating a massive paper loss this tax year that puts more of your hard-earned dollars back in your pocket today. For many self storage owners, one or two of these cost segregation studies can create enough cash flow to fund major upgrades or even buy the next self storage facility. Whether you’re acquiring an existing facility, building new construction, or looking to catch up on tax deductions, these are real, practical strategies you can put to work right away. What you’ll learn in today’s show: The enormous tax benefits many self storage owners are overlooking Creating six-figure cash flow with depreciation deductions How to accelerate depreciation with a cost segregation study How to claim “catch-up” deductions on an existing self storage facility Strategies that allow you to stack multiple benefits for bigger tax savings — - Get our FREE self storage starter pack to learn how to analyze, underwrite, and operate your next storage investment:https://www.selfstorageincome.com/start-podcast?el=pc-ep357 - Grab AJ’s Book, Growing Wealth in Self-Storage 2.0 - https://www.amazon.com/Growing-Wealth-Self-Storage-2-0-Post-Pandemic/dp/1735258865 - CSSI - https://cssiservices.com/ - DSIRE - https://dsireusa.org/ - Email Brian at brian.liles@cssiservices.com
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356. We Gave AI the Keys to Our Self Storage Business (It Made a $1M Difference)
Jul 701:00:16Tap to summarizeAI has changed everything about self storage investing. Not just for the REITs, but for the “small” self storage investor, too—the operator who owns just one or two self storage facilities. It’s so revolutionary that investors who dismiss it as the latest “tech trend” are at serious risk of becoming obsolete. My self storage business saved $1,000,000 in the last year alone by deploying AI throughout our company. It helped us cut over 250 man hours per month and has prevented us from hiring any extra staff, despite scaling our portfolio by 30%. Today, I’m showing you how to do it, too. Travis Morrow, CEO and Chairman of Storelocal, is seeing a very similar impact, and he’s only been working with these tools for a week. In this episode, we’re breaking down the specific ways we’re integrating AI within our self storage businesses—from automating self storage tasks and generating detailed reports to optimizing marketing strategies and eliminating organizational bottlenecks. AI is no longer the “future” of self storage. It’s arrived. And operators have two options: adapt or get left behind. Which one will you choose? What you’ll learn in today’s show: The massive advantage today’s AI tools are giving to “small” self storage investors How my business saved over $1,000,000 in only one year, just by using AI Why self storage investors must adopt AI tools today or risk becoming obsolete Several ways Travis is leveraging AI within his own self storage business How to use AI to automate tasks, generate reports, track crucial KPIs, and more Grab AJ’s Book, Growing Wealth in Self-Storage 2.0: https://www.amazon.com/Growing-Wealth-Self-Storage-2-0-Post-Pandemic/dp/1735258865 Tenant Inc.: https://www.tenantinc.com/ Storelocal: https://www.storelocal.com/ Get $100 Off Registration for The Show 2026 with Code ‘SSI26’: https://www.msmtheshow.com Get our FREE self storage starter pack to learn how to analyze, underwrite, and operate your next storage investment:https://www.selfstorageincome.com/start-podcast?el=pc-ep356
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355. How to Make Self Storage Offers Sellers Actually Accept (LOI Breakdown)
Jun 3000:42:19Tap to summarizeYou’re inches away from buying your first self storage facility. This is where 99% of new investors get stuck. They run the numbers, come up with an offer that works, and…freeze. They wait too long to send the offer, get too nervous, and weeks later see that same facility sold for even less than they were offering. Get out of your own way—this is how you make an offer on your first self storage facility. Conner and George have analyzed thousands of facilities and helped craft hundreds of offers. Today, they’re sharing the step-by-step breakdown of how you can do the same so your offer gets accepted, you get in the game, and you’re a step closer to building your self storage portfolio. We’ll help you get over the hump and write your first LOI, show you the quick deal analysis format we follow to make (accurate) offers ASAP, share the one thing that we ask a seller for with every LOI we send in, and figure out what a “good” deal looks like so you can jump on it when you see it. Your first self storage investment is closer than you think—this breakdown will help you get to it. What you’ll learn in today’s show: How to write an LOI that shows the seller you’re serious The “quick” deal analysis you can perform to screen any potential facilities coming your way SSI’s new challenge to get your first accepted offer in a month (or less) The expense ratio we use when quickly analyzing self storage facilities to see if they’ll work The contacts you need in your network to confirm the deal you’re buying will profit — 📑 How to Analyze a Self Storage Facility (Beginners Start Here!): https://www.selfstorageincome.com/podcasts/self-storage-income-2/episodes/2149212108 👥 Schedule a 1-on-1 Coaching Call with Conner: https://www.selfstorageincome.com/coaching?el=pc-ep355 📊 TractIQ: https://tractiq.com/ 🌳 Work with someone experienced in self storage loans at Live Oak Bank! https://www.liveoakbank.com/business-loans/self-storage/ Get our FREE self storage starter pack to learn how to analyze, underwrite, and operate your next storage investment:https://www.selfstorageincome.com/start-podcast?el=pc-ep355
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354. This Self Storage Risk Is Also Its Biggest Wealth-Building Opportunity in Years
Jun 2300:22:54Tap to summarizeThe next three years will make or break self storage investors. This isn’t hyperbole. The self storage industry is shifting, and the biggest players—like Public Storage and Extra Space Storage—are telling us exactly what’s about to happen. Their 2026 playbook is all about locking in fixed-rate debt, moving away from variable-rate debt, and lending to private operators in distress. On the surface, it appears that they’re simply mitigating risk, but that’s not all. They’re also filling their deal funnel for when smaller operators start to crack. Then there’s the bond market. The yield curve is flattening, signaling short-term headwinds. Floating-rate debt, bridge loans, and markets with supply pressure are all landmines for investors. But the higher the risk, the greater the opportunity. 2026 and 2027 could represent one of the greatest wealth-creation opportunities self storage and commercial real estate have seen in decades. And if you pay attention to the signs today, you’ll find yourself on the right side of things when the self storage industry shakes up. What you’ll learn in today’s show: The three-part playbook self storage institutions are using in 2026 Why major players are lending to small self storage operators What the bond market is telling us about commercial real estate risk Three “danger zones” self storage investors should avoid through 2027 The two primary ways to create wealth through self storage Grab AJ’s Book, Growing Wealth in Self-Storage 2.0 : https://a.co/d/aRSKcSq 👥 Join the Self Storage Income Community to learn how to buy, build, and scale your self storage portfolio: https://www.selfstorageincome.com/learn-yt?el=yt-episode-354 ✍️ Sign Up for AJ's Newsletter! He shares news and advice weekly about: self storage, business, entrepreneurship, economics, finance, and more! https://ajosborne.com/newsletter?el=pc-ssi-ep364
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353. Self Storage Won’t Give You Passive Income, But It CAN Make You Rich
Jun 1600:49:59Tap to summarizeThere’s a massive lie floating around the self storage industry: that it’s passive. It’s not. But it’s so worth it. And self storage isn’t your average active investment either. It’s a full-fledged business with income, expenses, overhead, marketing, and more. Even self storage facilities that are remotely managed require boots on the ground, fine-tuned systems and processes, and the means to track crucial metrics. If this is your first self storage facility, you may be wearing multiple hats—at least at first. But the beauty of this asset class is that it’s highly scalable. With the right foundation in place, you could grow a large self storage portfolio that helps you achieve all of your investing goals—all while enjoying the type of lifestyle you want. The thing is, you’re going to need help. We share the ideal tech stack, ways to find reliable contractors, and the first hire you should make. From improving your curb appeal and managing move-outs to monitoring your competition, we’re covering everything you need to pay attention to if you want your self storage business to thrive in 2026. What you’ll learn in today’s show: Why self storage isn’t a passive investment (but still worth it) The most important metrics to track within your self storage business How to improve self storage operations with key systems and processes How to find reliable contractors to assist with facility maintenance and upkeep Everything you need to manage your self storage facility remotely Resources Grab AJ’s Book, Growing Wealth in Self-Storage - 2.0 https://www.amazon.com/Growing-Wealth-Self-Storage-2-0-Post-Pandemic/dp/1735258865 Join the Self Storage Income Community - https://www.selfstorageincome.com/learn?el=pc-ep353 Cedar Creek Capital - https://cedar.cc/ Patchwork Labs - https://www.patchworklabs.com/
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352. Self Storage Deals Are Selling for 50% Below Asking (How to Find Them)
Jun 900:56:36Tap to summarizeSelf storage deals just keep getting better in 2026—or at least that’s what people keep saying. We’re seeing a few major shifts throughout the self storage industry. First, transactions are up. Sellers are finally accepting reality, slashing prices, and taking lower offers. Frank DeSalvo, managing director of self storage investment sales at Franklin Street, is seeing self storage facilities sell for up to 50% off their list price. At the same time, we’re seeing more signs of distress, which could ramp up in the coming months as interest rates remain high and debt comes due. But if this is the case, where are all these deals? You won’t find many of them in the top 25-50 MSAs. REITs and private equity have a stranglehold on these large, first-tier markets. But the secondary and tertiary markets? This is where “small” self storage investors have been seeing massive opportunities since the end of 2025. We’ll show you exactly where we’re finding these discounted deals, the “sweet spot” self storage facilities you’ll want to target, and the biggest red flags to watch for—whether you’re analyzing a self storage deal or a new market. What you’ll learn in today’s show: How to find self storage deals in secondary and tertiary markets The “winning” playbook for small self storage investors looking to buy in 2026 Why we’re seeing more distress throughout the self storage industry The best self storage markets we’re targeting right now The biggest red flags to avoid when analyzing self storage markets Join the Self Storage Income Community to learn how to buy, build, and scale your self storage portfolio: https://www.selfstorageincome.com/learn?el=pc-ep352 Grab AJ’s Book, _Growing Wealth in Self-Storage 2.0_ : https://www.amazon.com/Growing-Wealth-Self-Storage-2-0-Post-Pandemic/dp/1735258865 Connect with Frank on LinkedIn: https://www.linkedin.com/in/frank-desalvo-94904531 Connect with Frank on Instagram: https://www.instagram.com/frankvincentdesalvo/
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351. Self Storage Analysis 101: How to Find and Underwrite Deals (Step by Step)
Jun 200:52:33Tap to summarizeYou want to buy a self storage facility, but you don’t know where to find one, or how to analyze one, or even where to begin. You’re in luck because today, we’re showing you exactly how to analyze a self storage facility, step by step. We break down the entire process, from creating your buy box, finding listings, and reviewing offering memorandums (OMs) to evaluating markets and analyzing competitors. We’ll even show you two real properties currently listed online, go over the numbers, comb through the photos, and tell you what we might do if we were buying them. You’ll quickly learn that some figures matter far more than others. The purchase price is always negotiable (especially in this market), and low occupancy isn’t a dealbreaker if there’s self storage demand. Whether you’re targeting stabilized assets or value-add opportunities that allow you to increase revenue, use this practical framework to hone your self storage underwriting skills and achieve the ultimate goal: buying your first or next facility! Join the Self Storage Income Community to learn how to buy, build, and scale your self storage portfolio! What you’ll learn in today’s show: How to analyze a self storage facility (step by step) Offering memorandums (OMs) explained, and how to use one The best places to find self storage facilities listed for sale Why you should build your buy box before analyzing self storage deals What to look for when evaluating a self storage investing opportunity Why self storage market demand matters more than occupancy — Join the Self Storage Income Community: https://www.selfstorageincome.com/learn?el=pc-ep351 Schedule a 1-on-1 Coaching Call with Conner: https://www.selfstorageincome.com/coaching?el=pc-ssi-episode-351 Get our FREE self storage starter pack to learn how to analyze, underwrite, and operate your next storage investment: https://www.selfstorageincome.com/start-podcast?el=pc-ep351 Grab AJ’s Book, _Growing Wealth in Self-Storage 2.0_ : https://www.amazon.com/Growing-Wealth-Self-Storage-2-0-Post-Pandemic/dp/1735258865 Work with someone experienced in self storage loans at Live Oak Bank! https://www.liveoakbank.com/business-loans/self-storage/
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