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Entrepreneurs are told to chase more “doors” in real estate, but what if you’ve been playing in the wrong asset class? In this episode of the Competitive Edge Podcast, Brian sits down with storage entrepreneur Joe Downs to unpack why self storage and storage niches can beat traditional residential and multifamily on cash flow, scalability, and quality of life.
Joe shares how he escaped “shiny object syndrome” by niching down into storage, then going deeper into pro storage, boat/RV storage, truck parking, and industrial outdoor storage (IOS). He explains why now is one of the best times to buy storage based on real trailing-12 performance, how SBA loans give storage investors an unfair advantage over multifamily, and why storage delivers strong returns without the 2 a.m. toilet calls.
If you’ve ever thought about getting into real estate, are tired of fighting over the same red-ocean multifamily deals, or want more freedom and less tenant drama, this conversation will open your eyes to the “blue ocean” of storage.
Timed Highlights:
1:20 – Joe’s journey into storage and discovering “niches within the niche”
3:35 – From self storage to pro storage, boat/RV, small bay flex, parking, and IOS
5:00 – How e‑commerce and logistics are driving massive demand for storage and truck parking
8:06 – Why there’s never been a better time for self storage (and why everything’s “on sale”)
10:29 – Real student case study: turning $64K and $115K into seven-figure storage assets
12:26 – The SBA advantage: 90% financing and why multifamily can’t compete
13:59 – Multifamily vs. self storage: down payments, headaches, and upside compared
16:05 – “Blue ocean” vs. “red ocean” investing and why door count is the wrong metric
18:08 – Tax advantages: cost segregation and depreciation in storage vs. residential
19:56 – Why storage revenue is more flexible: dynamic pricing and monthly contracts
21:40 – The “gym membership” effect and why self storage customers rarely move out
22:42 – Quality of life: no emergencies, minimal drama, and tech-enabled management
24:19 – Extra profit centers: insurance, late fees, boxes/locks, U-Haul, propane and more
26:22 – RV parks and why Joe is intrigued by short-term, high-margin “mini Buc-ee’s”
29:58 – The shocking supply-demand gap in boat/RV storage (600K vehicles vs 20–25K spots)
31:35 – The “silver tsunami”: 2.4M small businesses changing hands and what it means for storage
32:40 – Practical ways to find deals: brokers, off-market owners, Google Maps, NAICS codes
39:35 – How the Storage Moguls Academy uses AI to compress years of learning into weeks
43:58 – Relationship-based deal flow: why Joe nurtured a seller for three years to close a deal
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SUBSCRIBE & FOLLOW!
BRIAN COVEY:
https://briancovey.com
https://instagram.com/thebriancovey
https://twitter.com/thebriancovey
https://www.facebook.com/TheBrianCovey/
https://www.linkedin.com/in/brian-covey/
https://www.tiktok.com/@thebriancovey
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