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
188episodes
Episodes
Newest firstAll episodes
350. He Bought a Self Storage Facility for Less Than a Rental Property ($5K Down)
6d ago00:41:51Tap to summarizePeople think you need millions to get started in self storage. You don’t. You’re about to hear about someone who just bought a self storage facility for less than a single-family home. And not only that—they put just $5,000 down. Now, rather than dealing with tenants and toilets, they’re getting a 42-unit self storage business that provides immediate cash flow and offers serious value-add potential. Today, we’re highlighting wins just like these, from “small” investors just like you. We’ll get into how smart investors are building out their capital “stacks,” structuring partnerships, and identifying the best markets to invest in. We’re also addressing the most common pain points and questions investors have when running a self storage business. What are the best ways to leverage AI? Should you have cell towers installed on your property to increase revenue? Is it a good idea to do away with security deposits? How do you get insurance costs under control? We answer all of these and more! 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: Recent investing wins, questions, and pain points from the SSI forums Leveraging AI to improve operations and increase your bottom line How to keep your self storage facility’s insurance costs in check What to know before structuring your capital “stack” or partnership How to increase revenue by placing cell towers on your property The number one mistake investors make when analyzing a self storage 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 Join the Self Storage Income Community - https://www.selfstorageincome.com/learn Patchwork Labs - https://www.patchworklabs.com/ Tenant Inc. - https://www.tenantinc.com/ Storelocal - https://www.storelocal.com/
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349. From “Accidental” Investor to Owning 13 Self Storage Facilities (2,800+ Units!)
2w ago01:01:57Tap to summarizeSelf storage was never part of Tanner Herget’s plan. He started as a customer, renting a unit for his restaurant equipment. A year later, he bought the self storage facility. That property had 180 units. Today, it has 460. And that was just his first deal. Since then, Tanner has tightened his buy box, refined his investing strategy, and scaled his self storage portfolio to 13 facilities and over 2,800 units—all managed remotely by just two office employees. His playbook? Buying small self storage investments at a discount, then adding massive value through expansions and operational upgrades, one property at a time. This is how Tanner creates enormous wealth, making $500,000 per self storage facility. Today, he, AJ, and Conner are breaking down how to recycle the same capital again and again, dial in the ideal unit mix at your facility, and improve operations through vertical integration. If you’re in self storage for more than just extra cash flow or tax benefits—and want to build true generational wealth—pay close attention to what Tanner’s doing. What you’ll learn in today’s show: How this “accidental” investor scaled to 13 facilities and over 2,800 units The self storage expansion playbook that makes $500,000 per facility Increasing revenue with a vertically-integrated self storage business Three steps to maximizing occupancy at any self storage facility How to build generational wealth through self storage investing — 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
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348. Self Storage’s “Unfair” Advantage (Why It Beats Most Other Asset Classes)
3w ago00:38:19Tap to summarizeSelf storage businesses beat most other investments, and it’s not even close. Wherever you’re thinking about parking your money—whether it be rental properties, the stock market, or service-based businesses—the truth is, self storage has the edge over all of them. Most investors look at other businesses and see low startup costs and flexibility, and they’re not wrong. But what they’re missing is what some of these businesses don’t have: hard assets, tax benefits, all kinds of financing options, and one massive benefit that often goes overlooked: The dollar your self storage facility makes is worth far more than the dollar most other investments make. Why? Because in self storage, that dollar not only increases revenue but also grows the value of your facility. And unlike rental properties, which require many hours of physical labor and renovation costs, self storage facilities can grow in value in a matter of months—without swinging a hammer or pulling up carpet, but with simple operational improvements. So, how do you do it? We’ve got the blueprint. What you’ll learn in today’s show: The biggest advantages self storage has over other investment strategies Ways to increase the revenue (and value) of your self storage business The many tax benefits that come with commercial real estate investing Why self storage facilities are more resilient than other assets during downturns The number one problem with owning a service-based 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 Join the Self Storage Income Community: https://www.selfstorageincome.com/learn-yt _Buy Then Build_ : https://www.amazon.com/Buy-Then-Build-Walker-Deibel-audiobook/dp/B081BBMM78/
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347. The Self Storage Industry’s “Blind Spot” That Big Money Can’t Touch (Yet)
4w ago00:19:20Tap to summarizeThe self storage industry has a glaring “blind spot,” and it’s much bigger than you think. In fact, it represents over 19,000 self storage facilities spanning 98% of U.S. cities. The REITs? The larger players? They’re not doing anything about it. They can’t. But for you, the new or “smaller” self storage investor? You are uniquely positioned to take advantage of massive opportunities, the likes of which we may never see again in our lifetime. Despite how far technology has come in the last 10-15 years, there are still thousands of mom-and-pop facilities that are hidden from public data. Why? Because they’re not online. They’re not marketing. They’re inefficient. And when it comes to market research, they’re invisible. What does this mean for you? In this episode, I’ll demonstrate how you can purchase one of these “undervalued” facilities, make operational improvements, cut unnecessary expenses, and increase revenue. These opportunities won’t be around forever. We’ve just entered a new wealth-creation cycle, but there’s only a five-year “runway” to start your self storage business and scale your portfolio before self storage figures itself out. The clock is ticking. What you’ll learn in today’s show: The digital “blind spot” that is creating generational opportunities for small investors How to find and buy “undervalued” mom-and-pop self storage facilities The five-year wealth-creation “runway” before the next evolution of self storage Growing your net operating income (NOI) by optimizing operations and expenses How to unearth profitable self storage deals in secondary and tertiary markets — 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 TractIQ: https://www.tractiq.com
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346. How to Make Your Storage Portfolio "Bullet Proof" (Even in a Down Market)
Apr 2800:46:21Tap to summarizeWe survived 2008, the pandemic, high interest rates, and now a wildly volatile economy—but it’s not the same for other self storage owners. I’ve been getting calls over the last 6 months from operators losing their facilities, trying to restructure, and get out. They’ll lose money, lose their properties, and most likely lose the relationships with their banks, lenders, or investors. This is how to not be in that position. This is how to become “hard to kill” in self storage. What most investors don’t realize is that to thrive, you need first to survive—and this is exactly how to do it. I’ll share how much liquidity (cash reserves) you should have on-hand at all times, how to put your numbers over your emotion and never panic buy or sell, what to do when big competitors drop rates (by 50%!) in your market, and the playbook we used to build a $300M+ storage portfolio while everyone else was severely unprepared. If you can stay in a strong position in 2026, you will have opportunities coming your way that won’t resurface for years. What you’ll learn in today’s show: How to make your self storage portfolio “hard to kill” even by big competitors Cash reserves: how much you should keep in your accounts at all times How to survive the intense rate drops of big competitors (REITs) in your market Stop letting your emotions run your portfolio (this will lead you to lose money) What we did in 2008, 2020, and now 2026 to buy opportunities of a lifetime Preparing for maintenance costs, especially when you’re in the slow season — 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 Why I Bought Self Storage in a Recession https://www.selfstorageincome.com/blog/why-i-bought-self-storage-in-a-recession Self Storage Investing 101 https://www.selfstorageincome.com/blog/self-storage-investing-101
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345. How to Create More Demand for Your Self Storage Units (Grow Occupancy & Rents)
Apr 2100:30:11Tap to summarizeYour self storage business isn’t struggling because your vacancy rate has slowly crept up or because your rents are too high. What’s actually going on? It’s simple: you have a self storage demand problem. Everyone thinks demand is outside of their control—that it’s completely dependent on the market, competition, and rates. But it’s not. The truth is, you have far more control over demand for your self storage units than you probably think. Not convinced? In this episode, we provide real case studies of developments, fill-up facilities, and stabilized facilities we have transformed over the last four to six months. If you want to “create” demand, even in a seemingly competitive market, we have the playbook. Whether you’re looking to buy an existing mom-and-pop operation or optimize an underperforming facility you already own, there are four operational levers you need to pull if you want to generate enough demand to improve occupancy and increase revenue—without slashing rates. Dial these in just right, and everything changes—not just demand for your self storage units but also your overhead costs, your conversion rates, and your bottom line. What you’ll learn in today’s show: Four levers that will improve demand and occupancy at your self storage facility Real case studies of developments, fill-up, and stabilized self storage facilities Why lowering rates won’t fix your self storage facility’s vacancy problem How to “create” demand for self storage units (and drive occupancy higher) Improving your self storage business’s conversion rate (and land more customers) __________ 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 Hummingbird: https://www.tenantinc.com/products/hummingbird TractIQ: https://www.tractiq.com
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344. 3 Moves That Will Immediately Boost Your Self Storage Revenue (And Value!)
Apr 1400:43:43Tap to summarizeWant to increase not just your self storage revenue, but also your facility’s value? It has very little to do with luck, timing, or even the deal itself. It’s all about the levers you pull after closing. With rental properties, stocks, and other investments, you have almost no control over what the market does. But with self storage investing? You’re in the driver’s seat. You have the ability to influence both how much your facility makes and what it’s ultimately worth. How, exactly? Conner and George break down the most impactful value-add strategies self storage operators should prioritize. Whether you’re buying your first self storage facility or stabilizing one, increasing revenue, controlling expenses, and making high-ROI property improvements can raise your bottom line dramatically. We’ll get into strategic rate increases and dynamic pricing, operational inefficiencies and “hidden” costs, and finally, expansions and additions that really move the needle on net operating income. These strategies are practical, tactical, and hands-on. Because in self storage, rarely do you find value. You create it. What you’ll learn in today’s show: The three “levers” that can improve the value of your self storage facility How to grow your net operating income with dynamic or tiered pricing Increasing revenue and attracting better customers with tenant protection plans Unnecessary expenses to identify and eliminate from your self storage business High-ROI amenities and features to add to your self storage facility — 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 Inner Circle- https://www.selfstorageincome.com/inner-circle?el=pc-episode-344
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343. Where to Buy a Self Storage Facility (Finding Markets 101)
Apr 700:50:40Tap to summarizeBefore you buy your first self storage investment, you’ll need to figure out where to buy. But in a country with over 10,000 different cities, just picking wherever you find a deal won’t cut it. Today, we’re showing you exactly how to find the best self storage market for you—and it may be closer than you think. This is the checklist we use when analyzing any area for self storage investing, along with the metrics that matter most when deciding whether or not to buy there. How much does population growth really matter? What if new facilities are being built there? Should you buy close to home, or is remote self storage investing easier than you think? And what’s the one “king” of metrics that shows you whether or not your self storage facility will flourish or fail? Then, once you find the market, how do you get deals sent to you? We’ll share exactly who to connect with and even how to find off-market facilities so you can acquire, manage, profit, and repeat. Beginners, this is the first stage of your self storage business—do not skip it. What you’ll learn in today’s show: Where to invest in self storage and which markets will work best for you The “king of metrics” that can make or break any self storage investment The software we use when doing market research that everyone should try Who to connect with in a market so you can start getting deals sent your way How to find “off-market” self storage facilities with massive upside potential — Join the Self Storage Income Community: https://www.selfstorageincome.com/learn?el=pc-episode-343 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 TractIQ: https://tractiq.com/ 316. How to Analyze a Self Storage Facility from Scratch (6 Steps): https://www.selfstorageincome.com/podcasts/self-storage-income-2/episodes/2149092466 327. He Built a 15-Facility Portfolio with These “Underrated” Skills (Not Money) w/Gottfredson: https://www.selfstorageincome.com/podcasts/self-storage-income-2/episodes/2149127504 332. Self Storage’s “Impossible” Data Just Went Public (This Changes Everything) w/Noah Starr: https://www.selfstorageincome.com/podcasts/self-storage-income-2/episodes/2149154512 CNBC: Self-storage real estate has ‘close to zero’ correlation to the broader economy. That’s a good thing: https://www.cnbc.com/2025/11/20/self-storage-real-estate-sector-opportunity.html
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342. How to Be Successful in Self Storage (3 Things That Make The Difference)
Mar 3100:27:42Tap to summarizeThere are three crucial things every self storage investor must pay attention to when building their portfolio. These are the things that helped me scale a $300M+ self storage business and grow through the Great Recession, the pandemic lockdowns, and every downturn and upturn in between. If you get these three things right, you will be successful in self storage. Even better news? There's a huge buying opportunity right now (with more on the way). I’ll outline everything from your self storage market, to the operations and tech you should use, to the structure of the deal (I’ll even share how much debt I have and how I structured it) so you can survive the down times, thrive during the good, and grow in the middle. Plus, I’ll share how we’re “making” deals right now and getting facilities 40% under replacement cost with millions in walk-in equity. I wish someone had told me all this when I started, but now, I’m giving it to you in under half an hour. What you’ll learn in today’s show: The three things that make a self storage facility successful Huge buying opportunities happening right now that 99% of people are missing Measuring supply and demand: how to know your facility’s rates can grow The technology we’re using right now to automate self storage facilities in our portfolio How to structure debt, loans, and capital when buying a facility (exactly what I do) The due diligence clause you need to add in every self storage offer you make — 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 TractIQ - https://tractiq.com/ Nokē Smart Entry - https://www.janusintl.com/products/noke Hummingbird by Tenant Inc. (Self Storage Software) - https://www.tenantinc.com/products/hummingbird
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341. How to Unlock “Hidden” Revenue in Any Self Storage Facility (Immediately)
Mar 2400:21:27Tap to summarizeThe biggest threat to your self storage revenue isn’t your market, customers, or the asset itself. It’s you. In the wake of the 2008 Great Financial Crisis, I developed a simple yet powerful framework for mastering operations, unlocking hidden revenue, and increasing valuation. And in today’s market cycle, it’s just as relevant as it was back then. At its core, it all comes down to how you view your self storage facility. Too many operators view their facilities as real estate “assets,” where they rent out “units” to “tenants.” But that mindset is fundamentally flawed. Self storage is a business, with real “customers” and different types of “products.” Once you understand this, you can begin implementing a pricing model that drives true revenue growth, and in this episode, I walk through real examples that demonstrate how these changes can impact your bottom line. The truth is, occupancy doesn’t matter. It’s about revenue. Net operating income. Real cash flow. And when you make these changes, you’ll have more of it than you know what to do with. What you’ll learn in today’s show: The best ways to increase the revenue (and value) of your self storage facility How to implement a profitable “tiered” pricing model at your self storage facility Why it’s crucial to operate self storage as a business (not a real estate asset) The biggest opportunities available to all self storage investors in 2026 How different pricing strategies can impact your bottom line (with examples) Three storage unit “buckets” you need to track with every facility — Grab AJ’s Book, Growing Wealth in Self-Storage 2.0
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