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Is the self storage market finally catching a tailwind again?

Joe Downs sits down with broker Matthew Rosendale of Lindsey Self Storage Group to unpack what’s really happening behind the scenes from $345,000 “Crapper King” deals to $90 million institutional transactions.

Matt shares how 2025 exceeded expectations for his team, why early 2026 is flashing green flags, and how Fed rate cuts and slowing new development could spark occupancy growth.

They dive deep into seller psychology post-2021 peak pricing, whether expectations have finally reset, and why first-time buyers consistently miss the mark by chasing the “perfect deal.”

From underwriting mistakes to supply pipeline blind spots and management cost realities, this conversation is a tactical, no-fluff look at what separates serious operators from stuck dreamers…and why taking action now might matter more than timing the cycle.

WHAT TO LISTEN FOR

3:18 What can a $345,000 deal teach you that a $90 million deal can’t?

9:25 Have sellers truly adjusted from 2021 peak pricing expectations?

19:29 Why do first-time buyers miss great deals chasing the “perfect” one?

29:59 What’s the one action new investors must take to land their first deal?

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CONNECT WITH GUEST: MATTHEW ROSENDALE, BROKER AT LINDSEY SELF STORAGE GROUP

Website | LinkedIn | Email | 484-695-0872

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Your first self-storage deal doesn’t have to be perfect… it just has to get done.

In this episode, Joe Downs sits down with Dr. Jeff Richardson, a full-time veterinarian who closed his very first self-storage acquisition while still working 30–40 hours a week in his practice.

Jeff walks through his journey from feeling intimidated by his first deal to becoming informed enough to negotiate with confidence, assemble the right team, and ultimately close Canton Self Storage at $1.875M.

$325K below list price.

From underwriting paralysis and hesitant LOIs to due diligence surprises involving termites and a hidden residential tenant, Jeff shares the real lessons that no textbook can teach.

WHAT TO LISTEN FOR

2:19 How did a full-time veterinarian break into self storage?
9:16 Why did self storage win over every other asset class?
21:19 How do you know when a deal is overpriced—and when to offer?
24:54 How did due diligence surprises lead to a lower price?

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GUEST DR. JEFF RICHARDSON

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In this episode, Joe Downs flips the usual success-story script and dives into the close calls. The near-deals that, if closed, could’ve spelled financial disaster.

Joined by VP of Acquisitions and lead mentor Jack Pezzino, they walk through four real-life stories from students in the Self Storage Academy who dodged costly bullets, from overvalued properties with shaky tenant bases to sketchy sellers and hidden tax time bombs.

Each example offers a masterclass in why due diligence, data validation, and strong mentorship matter in the self-storage investing game.

WHAT TO LISTEN FOR

02:59 What if one tenant makes up 25% of your revenue?
10:30 How does a signed deal turn into a legal nightmare?
16:50 Can a tax reassessment blow up your entire deal?
23:09 What are the red flags of a shady seller?
28:10 Why do first-time investors need mastermind support?

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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

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