Podcasts about belrose storage group

What if every setback in your career was a setup for something greater?   In this episode of The Academy Presents Real Estate Investing Rocks, Angel welcomes Joe Downs, CEO of Belrose Storage Group, for a deep dive into self-storage investing. Joe shares his winding journey from financial advisor to entrepreneur, real estate investor, and distressed debt expert. He reveals how failures—like losing a bar business—became stepping stones to success, the power of persistence in wholesaling, and why self-storage is one of the most lucrative real estate niches today.   [00:01 - 04:13] The Wake-Up Call: From Finance to Real Estate A career in financial advising wasn't fulfilling, prompting Joe to seek new opportunities 9/11 provided a moment of reflection, making him question his long-term career path Seeing the wealthiest people Joe knew thriving in real estate inspired his pivot   [04:14 - 08:25] Lessons from Failure: The Bar Business & Beyond Entrepreneurship comes with risks—Joe's first major business, a bar, failed Instead of quitting, Joe saw it as an expensive but valuable education in business What led Joe to real estate investing, where he started with wholesaling   [08:26 - 12:57] Mastering Real Estate Investing & Raising Capital Joe transitioned into raising millions for large multifamily and office deals The importance of networking and relationship-building in real estate 1031 exchanges became a key tool in his real estate investment strategy   [12:58 - 16:07] The 2008 Crisis & the Move into Distressed Debt The mortgage meltdown changed the game, forcing Joe to pivot again An opportunity in distressed debt, buying non-performing second mortgages His experience in capital raising and risk management made this transition successful   [16:08 - 20:57] Why Self-Storage? The Final Pivot to Success Self-storage investing combines low risk with high cash flow potential How relationships and creative financing helped him break into this market Every challenge Joe faced in the past contributed to his expertise in this niche     Key Quotes:   “You're not losing—you're learning. Every business challenge is another lesson that prepares you for the next opportunity.” - Joe Downs   “If you want to succeed in real estate, you need relationships. No matter your personality type, building connections is key.” - Joe Downs       Connect with Joe:   Website: https://www.belrosestoragegroup.com/ LinkedIn:https://www.linkedin.com/in/joe-downs-7990851/   Visit sponsorcloud.io/contact today and unlock $2,000 of free services exclusively for REI Rocks community members! Get automated syndication and investor relationship management tools to save time and money. Mention your part of the REI Rocks community for exclusive offers. Help make affordable, low-cost education summits possible. Check out Sponsor Cloud today!   LEAVE A REVIEW + help someone who wants to explode their business growth by sharing this episode.   Are you confused about where to start? Join our community and learn more about real estate investing.     

Send us a textJoin us on Average Joe Finances as our guest Joe Downs, CEO of Belrose Storage Group, shares his 17-year journey in commercial real estate. Joe recounts his early career as a financial advisor, the impact of 9/11 on his career shift, and his ventures, including owning a bar and moving into real estate. Joe delves into his current focus on the self-storage industry, offering insights into market dynamics, the importance of mentorship, and the unique opportunities in storage, especially during economic cycles.In this episode:Learn how adaptability and resilience can turn career setbacks into real estate success.Discover why self-storage is an overlooked yet profitable niche in commercial real estate.Understand the importance of seeing opportunity in every deal, even beyond your initial criteria.Gain insights on why hands-on business oversight is key to long-term investment success.And so much more!Key Moments:00:00 Introduction and Welcome01:00 Guest Introduction: Joe Downs01:23 Joe's Journey into Real Estate01:39 From Financial Advisor to Real Estate02:00 The Impact of 9/11 and Career Shift02:56 Venturing into Real Estate04:00 Owning a Bar: Lessons Learned04:57 Transition to Radio and Real Estate07:14 Discovering Self Storage09:28 The Self Storage Business Model13:20 Challenges and Opportunities in Storage27:49 Advice for Aspiring Investors31:24 Final Thoughts and Contact InformationFind Joe Downs on:Website: https://www.belrosestoragegroup.com/Instagram: https://www.instagram.com/belrosestoragegroup/Facebook: https://www.facebook.com/belrosestoragegroupLinkedIn: https://www.linkedin.com/in/joe-downs-7990851/Youtube: https://www.youtube.com/@belrosestoragegroupAverage Joe Finances®All of our social media links and more: https://averagejoefinances.com/linksAbout Mike: https://mikecavaggioni.comAbout Tawnya: https://www.themoneylifecoach.com/Show Notes add-on continued here: https://averagejoefinances.com/show-notes/*DISCLAIMER* https://averagejoefinances.com/disclaimerSee our full episode transcripts here: https://podcast.averagejoefinances.com/episodesSupport the show

Are you curious about self-storage investing? Discover how this often-overlooked asset can generate steady cash flow with the right approach.In this episode, Joe Downs joins Russ and Joey to shed light on how to make this lucrative venture work for you. They explore what it takes to evaluate, acquire, and manage a profitable self-storage facility, covering essential strategies that help investors thrive in any market. Listeners will learn how technology has modernized storage management, especially after the pandemic, and why having a consultant or mentor can make all the difference for new investors.Tune in to take the next step in building your passive income!Top three things you will learn: -How to evaluate a self-storage property-Effective management practices for properties of various sizes using the latest technology-Maximizing returns and optimizing cash flowAbout Our Guest:Joe Downs is the CEO of Belrose Storage Group. With over 17 years of experience in commercial real estate, Joe's primary responsibility at Belrose is to oversee all aspects of the company and directly supervise acquisitions.Joe got into financial securities, mortgages, and real estate because he has a knack for learning about and excelling in lesser-known industries. He thoroughly enjoys “the art of the deal” and finds a new and exciting challenge every day. When Joe sees the investors he works with increase their quality of life by improving their financial security, he knows he's accomplished an excellent job.Connect with Joe Downs:-Email - Joe@BelroseAM.comWealth Without Wall Street New Book:-https://wealthwithoutwallstreet.com/newbookFree IBCA or Financial Freedom Discovery Calls:-https://wealthwithoutwallstreet.com/freecallJoin Our Next Inner Circle Live Event:-https://www.wealthwithoutwallstreet.com/live-Promo Code: PODCASTIBC Webinar:-https://wealthwithoutwallstreet.com/ibcApply to Join the Passive Income Mastermind:-https://wealthwithoutwallstreet.com/wwws-passive-income-mastermindJoin the Community:-https://wealthwithoutwallstreet.com/communityTurn Active Income Into Passive Income:-https://wealthwithoutwallstreet.com/pios Take the Financial Freedom Analyzer:-https://wealthwithoutwallstreet.com/quizDiscover Your Path to Financial Freedom: -https://wealthwithoutwallstreet.com/passportKnow Your Investor DNA:

Self-storage is one of the most passive asset classes in real estate, and when done correctly, it also requires little hands-on operation. On this episode of Zen and the Art of Real Estate Investing, Jonathan interviews Tom Dunkel, Chief Investment Officer at Belrose Storage Group. Tom has more than 30 years of real estate finance and investing experience. He manages Belrose's financial underwriting, playing a critical role in win-win deal structures that ensure achievable investor returns. Jonathan and Tom dive into their conversation by exploring the three characteristics of self-storage as a passive investment, how Tom leverages technology to run these facilities efficiently, and what makes this asset class somewhat recession-proof. You'll hear how more and more people are using self-storage for business use and flex space, Tom's background in real estate, and what caused him to move toward real estate versus other investments despite his background in finance. Tom shares how experience teaches you what a good buy looks like, the differences between residential and commercial financing, what Tom looks for when buying a new facility, and the growing interest investors are showing in self-storage. Self-storage is picking up steam as an investing option, and with Tom's advice on choosing a property, this passive asset class could be the right one for you. In this episode, you will hear: The three characteristics of self-storage as a passive investment Leveraging technology to run a self-storage facility efficiently Why self-storage is somewhat recession-proof Self-storage for commercial usage and flex space Tom Dunkel's background in real estate Why Tom veered toward real estate versus other investments, even with a finance background The legalities of insider trading in real estate investing How experience teaches you what a good buy looks like The differences between financing in residential and commercial real estate Where Tom likes to buy and the demographics he looks for in a facility Growing interest from investors in self-storage Follow and Review: We'd love for you to follow us if you haven't yet. Click that purple '+' in the top right corner of your Apple Podcasts app. We'd love it even more if you could drop a review or 5-star rating over on Apple Podcasts. Simply select “Ratings and Reviews” and “Write a Review” then a quick line with your favorite part of the episode. It only takes a second and it helps spread the word about the podcast. If you enjoyed this episode, we've created a PDF that has all of the key information for you from the episode. Just go to the episode page at https://zenandtheartofrealestateinvesting.com/podcast/180/ to download it. Supporting Resources: Belrose Storage Group website - www.belrosestoragegroup.com Find Belrose Storage Group on Facebook - www.facebook.com/belrosestoragegroup Tom Dunkel on Instagram - www.instagram.com/dunkeltd Connect with Tom on LinkedIn - www.linkedin.com/in/tomdunkel Belrose on Instagram - https://www.instagram.com/belrosestoragegroup/ Belrose on LinkedIn - https://www.linkedin.com/company/belrose-storage-group/ Website - www.streamlined.properties YouTube - www.youtube.com/c/JonathanGreeneRE/videos Instagram - www.instagram.com/trustgreene Instagram - www.instagram.com/streamlinedproperties TikTok - www.tiktok.com/@trustgreene Zillow - www.zillow.com/profile/StreamlinedReal Bigger Pockets - www.biggerpockets.com/users/TrustGreene Facebook - www.facebook.com/streamlinedproperties Email - info@streamlined.properties Episode Credits If you like this podcast and are thinking of creating your own, consider talking to my producer, Emerald City Productions. They helped me grow and produce the podcast you are listening to right now. Find out more at https://emeraldcitypro.com Let them know we sent you.

Tom Dunkel is the Chief Investment Officer at Belrose Storage Group, a company that acquires, converts, and builds self-storage facilities across the United States. With over 28 years of experience in real estate, finance, and investing, Tom plays a key role in underwriting and structuring deals that align with investors' wealth-building goals. Since transitioning to real estate investing in 2006, he has raised over $65 million in private capital across various asset classes. In this episode… Building wealth in the self-storage industry requires more than just finding suitable properties; it demands a strategic approach to investing that minimizes risk while maximizing returns. But what's the best method to consistently succeed in this competitive market? Is there a proven formula to guide investors toward making smarter, more profitable decisions? According to Tom Dunkel, a seasoned real estate investor, the key lies in the S.A.F.E. investment method. He explains that understanding the sponsor's strengths, the specifics of the asset, the financial projections, and the exit strategy is crucial for making wise investment choices. Tom highlights how applying this approach in the self-storage sector allows investors to protect their capital and capitalize on underappreciated opportunities in a growing market. By focusing on conservative underwriting and diversification, investors can navigate market uncertainties and secure solid returns. In this episode of The Same Day Podcast, host Mat Zalk sits down with Tom Dunkel, Chief Investment Officer at Belrose Storage Group, to discuss how the S.A.F.E. investment method can maximize returns in the self-storage space. They explore the importance of conservative underwriting practices, the benefits of diversification, and the potential of niche markets like boat and RV storage.

Today's Flash Back Friday episode is from #612 that originally aired on July 3, 2023. Tom Dunkel is the chief investment officer at Belrose Storage group where he leads a seasoned team of real estate investment professionals who specialize in acquiring under-performing self-storage facilities in the eastern U.S. With a background in corporate finance and 25 years of real estate and investment experience, Tom has taken Belorse from start-up to a world-class organization. Tom has specialized in discounted asset opportunities nationwide since 2006. A graduate of the University of Delaware, Tom earned his MBA at William and Mary.   Quote: “That's one of the things we love about storage - it's not rocket science, right? We're not splitting atoms, it's not terribly complicated.”  Highlights:  1:15: Introduction - get to know Tom Dunkel and his journey leading up to Belrose Storage Group  8:03: Navigating the self storage business in the current times of “uncertainty”  15:18: Market locations for investments  20:22: How to operate self-storage remotely   25:00: Long term vision/goals for Belrose Storage  Connect with Tom: https://belrosestoragegroup.com   Recommended Resources: Accredited Investors, you're invited to Join the Cashflow Investor Club to learn how you can partner with Kevin Bupp on current and upcoming opportunities to create passive cash flow and build wealth. Join the Club!   If you're a high net worth investor with capital to deploy in the next 12 months and you want to build passive income and wealth with a trusted partner, go to InvestWithKB.com for opportunities to invest in real estate projects alongside Kevin and his team.    Looking for the ultimate guide to passive investing? Grab a copy of my latest book, The Cash Flow Investor at KevinBupp.com.    Tap into a wealth of free information on Commercial Real Estate Investing by listening to past podcast episodes at KevinBupp.com/Podcast. Learn more about Kevin's investment company and opportunities for Lifetime Cashflow at sunrisecapitalinvestors.com.

In this episode of Passive Investing from Left Field, I sit down with Tom Dunkel from Belrose Storage Group. We dive into his fascinating journey from the aerospace industry to mastering self-storage investments. Tom shares his insights on the SAFE method for passive investing, the impact of the pandemic on the self-storage sector, and his strategies for achieving long-term financial stability. Whether you're an aspiring real estate investor or a seasoned pro, this episode is packed with valuable advice and inspiration. Tune in now!  About Tom Dunkel Tom, the managing director of Belrose Storage Group, has a background in corporate finance and nearly 30 years of real estate and investment experience. He manages the firm's financial underwriting, playing a critical role in creating win-win deal structures that ensure achievable investor returns. Since 2006, Tom has specialized in discounted asset opportunities nationwide. His financial savvy, open communicative manner, and integrity have helped alternative investors achieve their wealth-building goals.Here are some power takeaways from today's conversation:01:37 his background09:07 Benefits of commercial real estate vs others14:22 The self-storage market17:13 The S.A.F.E. Method26:18 How LPs can avoid mistakes31:24 Where they are located33:30 Podcast Recommendation 34:22 Contact Tom This show is for entertainment purposes only. Nothing said on the show should be considered financial advice. Before making any decisions, consult a professional. This show is copyrighted by Passive Investing from Left Field and Left Field Investors. Written permissions must be granted before syndication or rebroadcasting.       Podcast Recommendations:Cashflow connections: https://cashflowconnections.com/podcast/Resources Mentioned:Contact the guest:Social MediaLinkedIn https://www.linkedin.com/in/tomdunkel/Facebook https://www.facebook.com/tom.dunkelAdvertising Partners:Midloch:https://midloch.com/Vyzer:https://vyzer.co/Left Field Investors:https://www.leftfieldinvestors.com/Rust Belt Capitalhttps://rustbeltcapital.com/Tribevest: https://www.tribevest.com/Avoiding Rookie Errors as a Left Field Investor: 20 Lessons Learned From 14 Years of Passive Investing in Private Syndications by Steve Suhhttps://www.leftfieldinvestors.com/books/

In episode 221 of the Wealth Juice Podcast, we're diving deep into the booming world of self-storage investments, and we couldn't be more excited to learn from our incredible guest, Tom Dunkel, Chief Investment Officer at Belrose Storage Group. We kick things off by sharing our own interest in the self-storage industry and why we're eager to get involved. Tom takes us through his fascinating journey into real estate investing, revealing how he turned underperforming self-storage facilities into high-return investments. He breaks down the basics of self-storage, the benefits of this stable and recession-resistant sector, and the strategies he uses to maximize revenue. From effective operations to conservative projections, Tom's insights are a masterclass for both aspiring and seasoned real estate investors. If you're curious about self-storage or looking for lucrative opportunities in real estate, this episode is packed with valuable advice and insider tips. Don't miss it! RESOURCESDo you need financing for your next home or investment property purchase? Click HERE to schedule a pressure free consultation call with our personal mortgage lender Travis David of CMG Home Loans. He will help assess your current situation and will work with you to map out a plan for the future! ** Looking to buy real estate WITHOUT bank loans, credit, or significant cash? Click HERE to schedule a call with creative finance coaches Jenn and Joe DelleFave. **Click HERE to download Backflip, the all-in-one app for real estate investors. Backflip allows you to analyze deals, run comps and even apply for loans in seconds. The best part is, it's FREE.**If you enjoy the show, please leave us a review on Apple Podcasts or Spotify! It takes less than a minute and makes a huge difference in helping us land high profile guests to best serve our audience. Previous Guests Include:Brandon Turner, Tarek El-Moussa, David Greene, Tony J. Robinson, Mike Ayala, Jamie Gruber, Robert Croak, Mark Simpson, Chad “Coach” Carson, Heather Blankenship, Tim Bratz, J. Scott, Matt Faircloth, Michael Elefante, Devon Kennard, Paula Pant, Jake Harris, and Avery CarlSocial Channels:Instagram: instagram.com/wealthjuiceofficialYouTube: youtube.com/@wealthjuiceofficial**Disclaimer: The information provided in this podcast is for informational purposes only and should not be considered as financial advice. The content of this podcast is based on the personal opinions and experiences of the speakers, and it is important to do your own research and seek professional advice before making any financial decisions. Investing in financial markets involves risk, and you should be aware of the potential for loss. Always consult with a qualified financial advisor or professional before making any investment decisions. Remember, the opinions expressed in this podcast are solely those of the individuals involved and do not necessarily reflect the views of any organizations they are affiliated with.

Send us a Text Message.Tom Dunkel, Chief Investment Officer at Belrose Storage Group, discusses the increasing demand for boat and RV storage in the US. He explains that the production of RVs and boats is outpacing the creation of storage spaces, with homeowners' associations and municipalities often restricting parking in residential areas. Dunkel suggests that this demand, coupled with the low maintenance and high margins of such facilities, makes boat and RV storage an attractive investment. However, he acknowledges that raising capital for these projects can be challenging due to investor unfamiliarity with the asset class and current economic uncertainties. Despite these challenges, Dunkel remains optimistic about the future of boat and RV storage, seeing it as a long-term growth opportunity.WHAT TO LISTEN FOR13:04 Growing Demand for Boat and RV Storage15:17 Operational Ease16:18 Future Growth Prospects28:14 Challenges in Raising CapitalLeave a positive rating for this podcast with one clickCONNECT WITH Tom DunkelWebsite | X | LinkedIn CONNECT WITH USWebsite | You Tube | Facebook | X | LinkedIn | InstagramFollow so you never miss a NEW episode! Leave us an honest rating and review on Apple or Spotify.

Imagine the booming world of self-storage evolving into something even more specialized and lucrative. In this episode, Scott Meyers chats with Joe Downs of the Belrose Storage Group about the emerging niche of "pro storage" – a unique blend of contractor and RV/boat storage. They explore the untapped potential of this market, the challenges of zoning and site selection, and the high demand driven by shifting consumer trends. Joe shares insights from his journey, emphasizing the importance of strategic location and the growth opportunities in this promising sector.Listen For:02:38 - The Birth of Pro Storage12:38 - The Demand for Contractor Storage24:55 - Overcoming Municipal Challenges34:50 - Demographics and Site SelectionCONNECT WITH GUEST: JOE DOWNSLinkedIn | Website CONNECT WITH USWebsite | You Tube | Facebook | X | LinkedIn | InstagramFollow so you never miss a NEW episode! Leave us a rating and review on Apple or Spotify.

Have you ever wondered what it takes to transition from a secure job to forging your own path in the challenging world of real estate? In this episode, Jeannette interviews Tom Dunkel, Chief Investment Officer at Belrose Storage Group, who shares his journey from being laid off in 2006 to becoming a successful entrepreneur. This discussion delves into the resilience and strategic thinking necessary to navigate and excel in the competitive real estate market, particularly through the 2008 financial crisis and beyond. Listeners will gain insights into: -Entrepreneurial Mindset: Tom discusses the pivotal mindset shifts that helped him move from a secure corporate job to taking risks as an entrepreneur. -Niche Specialization: Learn how Tom found success in the self-storage sector, emphasizing the importance of specializing in niche markets to enhance business sustainability. -Overcoming Adversity: Tom shares his experiences during the 2008 financial crisis, providing valuable lessons on perseverance and strategic adaptation. -Investment Strategies: The episode explores innovative investment strategies, like distressed mortgage notes, that can yield significant returns while offering solutions to market needs. -Future Trends: Tom provides his perspective on current economic conditions and how past lessons are shaping responses to potential upcoming challenges in both residential and commercial real estate markets. This episode is a treasure trove for both seasoned and aspiring real estate investors, offering lessons on resilience, strategic investment, and the importance of innovation in finding success amidst challenges. Whether you're considering a shift towards entrepreneurship or looking to deepen your investment portfolio, Tom's journey provides both inspiration and practical advice. Prefer to listen in? View the transcripts here. Watch the full episode here. Are you REady2Scale Your Multifamily Investments? Learn more about growing your wealth, strengthening your portfolio, and scaling to the next level at www.bluelake-capital.com. To reach Ellie & her team, email them at info@bluelake-capital.com or complete our investor form at www.bluelake-capital.com/new-investor-form and they'll connect with you. Time Stamps: 00:00 The Positive Impact of Proactive Banks on Real Estate and Economy 00:17 Welcome to REady2Scale: A Fresh Start in California 01:04 Meet Tom Dunkel: From Corporate to Self-Storage Success 02:05 Tom's Journey: Embracing Entrepreneurship Against All Odds 07:00 The Shift to Real Estate: Building a New Future 09:32 The Financial Crisis: Lessons and Growth 13:11 The Power of Distressed Mortgage Notes in Real Estate 17:22 Commercial Real Estate: Predictions and Preparations 19:30 Self-Storage Investing: A Niche Within a Niche 24:55 The Appeal of Self Storage Investing 26:01 Specializing in RV and Boat Self Storage 27:28 Addressing Supply Chain Disruptions with Contractor Storage 29:30 Addressing Asset Management Challenges 29:57 Leveraging Technology for Efficiency 31:09 Advantages of Self Storage Over Traditional Real Estate 33:39 Dealing with Security Issues and Squatters 34:32 Security Measures and Handling Squatters 36:52 Advice for New Investors in Self Storage 40:42 Personal Insights and Lightning Round Questions Producer: Blue Lake Capital Strategist: Syed Mahmood Editor: Emma Walker Opening Music: Pomplamoose Learn more about your ad choices. Visit megaphone.fm/adchoices

Are you seeking insights into successful real estate investing? In today's episode of The Daily Real Estate Syndication Show, we welcome Tom Dunkel, Belrose Storage Group's Managing Director and Chief Investment Officer. With a vast experience of over 30 years in real estate and corporate finance, Tom shares his journey from overcoming corporate setbacks to achieving entrepreneurial success in real estate. His story highlights the essence of resilience and the importance of learning from adversity, offering valuable lessons for anyone looking to navigate the complexities of the real estate industry.During our discussion, Tom introduced the SAFE method, a strategic due diligence framework designed to analyze alternative investment opportunities, emphasizing Sponsor, Asset, Financials, and Exit. This approach underlines the necessity of meticulous evaluation in real estate investments, from vetting sponsors to planning exit strategies. Tom also touched on the importance of transparency and active involvement in passive investing, providing a sneak peek into Belrose Storage Group's latest ventures in self-storage facilities.Takeaways:Resilience and continuous learning are key to overcoming challenges and succeeding in real estate.The SAFE method is a crucial framework for evaluating real estate investments effectively.Transparency and active involvement are essential in passive investing.Exploring strategic investment opportunities, like those offered by Belrose Storage Group, can significantly enhance your portfolio.Explore investment opportunities with Belrose Storage Group by visiting their website belrosestoragegroup.com and accessing their investor portal.Learn more about building wealth through real estate syndications by subscribing to the Daily Real Estate Syndication Show. Visit lifebridgecapital.com to start investing today.VISIT OUR WEBSITEhttps://lifebridgecapital.com/Here are ways you can work with us here at Life Bridge Capital:⚡️START INVESTING TODAY: If you think that real estate syndication may be right for you, contact us today to learn more about our current investment opportunities: https://lifebridgecapital.com/investwithlbc⚡️Watch on YouTube: https://www.youtube.com/@TheRealEstateSyndicationShow

Dive deep into the profitable niche of self-storage investing with host Adam Schroeder and guest Tom Dunkel, Chief Investment Officer of Belrose Storage Group, in this enlightening episode of the Rent to Retirement Podcast. Tom unfolds his remarkable journey from a corporate career to dominating the self-storage market, sharing invaluable lessons from his initial deals to the strategic growth of Belrose Storage Group. This episode covers everything from identifying undervalued self-storage opportunities, leveraging market research for strategic acquisitions, to operational strategies that maximize investor returns. Perfect for both new and seasoned investors, these insights offer a comprehensive look into a resilient and growing segment of the real estate market.

Dive deep into the profitable niche of self-storage investing with host Adam Schroeder and guest Tom Dunkel, Chief Investment Officer of Belrose Storage Group, in this enlightening episode of the Rent to Retirement Podcast. Tom unfolds his remarkable journey from a corporate career to dominating the self-storage market, sharing invaluable lessons from his initial deals to the strategic growth of Belrose Storage Group. This episode covers everything from identifying undervalued self-storage opportunities, leveraging market research for strategic acquisitions, to operational strategies that maximize investor returns. Perfect for both new and seasoned investors, these insights offer a comprehensive look into a resilient and growing segment of the real estate market.

If there's one person that knows how to dominate business and persist through unstable times… That's Tom Dunkel, CIO of Belrose Storage Group.  Tom transitioned from corporate America to real estate entrepreneurship to secure him and his family's financial future… And it worked. Today, I share Tom's exclusive RaiseFest ‘23 presentation on how he built a strong company that can withstand almost any challenge the market can throw at him. At his lowest point over a decade ago, Tom wrote out his goals with five-year increments… Now, he has tripled those goals and continues to scale. The success of your business, he says, relies on three things: Riches are in the niches. Niches offer higher profit margins and greater customer loyalty than mass-market competition. Get educated. Learn everything you can about your niche, so you have the tools to execute high-quality deals. Build a team. You need to intentionally hire a strong team that will hold you accountable and compliments your skills so you don't waste your time and risk burn out. Get your vision, get your team, and get started. You can get through the booms and busts of your business if you have a company that is built the right way. So, tune in today to discover how to scale your business and overcome any challenges you may face with a solid team backing you! Take Control,  Hunter Thompson Resources mentioned in the episode: Tom Dunkel Website Interested in investing with Asym Capital? Check out our webinar.   Please note that investing in private placement securities entails a high degree of risk, including illiquidity of the investment and loss of principal. Please refer to the subscription agreement for a discussion of risk factors. Tired of scrambling for capital?  Check out our new FREE webinar -  How to Ensure You Never Scramble for Capital Again (The 3 Capital-Raising Secrets). Click Here to register.   CFC Podcast Facebook Group

The Real Estate Mastermind Live is a live podcast turned radio show, created for real estate investors who want to learn directly from top experts in all different asset classes. The Real Estate Mastermind Live is hosted by Seth Gershberg, Jay Tenenbaum of Scottsdale Mortgage Investments, and Edward Brown of Pacific Private Money. Today's guest Tom Dunkel of Belrose Storage Group brings over 27 years of real estate, finance, and investing experience to his role as Chief Investment Officer at Belrose Storage Group. Working alongside his world-class team of professionals, Tom makes it his mission to find great investment opportunities for his clients while helping them meet their wealth-building goals.In this episode, we'll delve into various topics with today's guest, Tom Dunkel of Belrose Storage Group:Self-Storage Market Trends: Stay informed about current trends and their importance for investors.Risk Management: Identify specific risks and integrate risk management into the investment strategy.Due Diligence Process: Walkthrough the due diligence process and highlight key factors in evaluating deals.Property Management Strategies: Implement effective hands-on management strategies for self-storage.Financing Challenges: Navigate unique financing challenges in self-storage compared to other real estate investments.Market Selection: Select the right markets based on specific criteria or indicators.Exit Strategies: Explore common exit strategies and determine the optimal timing for investment exits.Impact of Economic Conditions: Analyze how economic conditions affect the self-storage industry and navigate challenges during downturns.Register to attend The Real Estate Mastermind Live by registering on our website using the link here: https://scottsdalemortgageinvestments.com/podcastLearn more about Scottsdale Mortgage Investments by visiting the website using the link here: https://scottsdalemortgageinvestments.com/Learn more about Pacific Private Money by visiting the website using the link here: https://www.pacificprivatemoney.com/Are you on LinkedIn? Connect with our co-hosts using the links below. Seth Gershberg - Connect on LinkedIn Jay Tenenbaum - Connect on LinkedIn Edward Brown - Connect on LinkedIn

You've probably heard the saying, “The riches are in the niches," but what does that really mean? How does focusing on a specific niche increase your chances of success? Isn't it wiser to try and reach a broader market? Today's conversation between Russ, Joey, and Tom Dunkel will give you the perspective and insights into why discovering your unique ability and specific niche can lead you to financial success. Tom will even teach you how to clone an 8-figure business and let you in on a secret. So don't miss out on this opportunity!Top three things you will learn: The importance of discovering your unique abilityWhy you must find your niche and go deep into itHow to get the resources you need to achieve your goalsAbout Our Guest:Tom Dunkel brings over 27 years of real estate, finance, and investing experience to his position as Chief Investment Officer at Belrose Storage Group. Working alongside his world-class team of professionals, Tom makes it his mission to find great investment opportunities for his clients while helping them meet their wealth-building goals.He lives in Wayne, Pennsylvania, and enjoys golfing, hiking, and playing guitar. As an avid investor and lifelong learner, Tom is actively involved in organizations, including Self Storage Mastermind, RaiseMasters Mastermind, and the Oren Klaff Braintrust.Connect with Tom Dunkel:Website - https://belrosestoragegroup.com/Cellphone - 610-761-8940Live Events Change Lives: https://go.wealthwithoutwallstreet.com/inner-circle-livePromo Code: PODCASTFree Financial Strategy Call: https://www.wealthwithoutwallstreet.com/freecallApply to Join the Passive Income Mastermind:https://www.wealthwithoutwallstreet.com/wwws-passive-income-mastermindJoin the Community:https://www.wealthwithoutwallstreet.com/communityTurn Active Income Into Passive Income:https://www.wealthwithoutwallstreet.com/PIOS Take the Financial Freedom Analyzer:https://wealthwithoutwallstreet.com/quizDiscover Your Path to Financial Freedom: https://www.wealthwithoutwallstreet.com/passportKnow Your Investor DNA:https://go.wealthwithoutwallstreet.com/investordnaInvest with The Land Geek:

How can self-storage be a profitable investment during economic uncertainty?   This episode dives into the world of self-storage syndication with Tom Dunkel, Chief Investment Officer at Belrose Storage Group. Tom shares his experience acquiring and operating self-storage facilities across the country.   With a background in corporate finance and nearly 30 years of real estate and investment experience, Tom Dunkel brings extensive knowledge and expertise to Belrose Storage Group.   Growing the company from start-up to a world-class organization, Tom has specialized in discounted asset opportunities nationwide since 2006. His financial savvy, open communicative manner and integrity have helped alternative investors achieve their wealth-building goals.   Tom is the Chief Investment Officer (CIO) of Belrose Storage Group - a seasoned team of real estate investment professionals that specializes in acquiring underperforming self-storage facilities in the Northeast, South, and Midwest U.S. and turning around their performance to achieve high-teens, tax-advantaged returns to its high-net-worth investor partners in a condensed time frame of 2-3 years.   [00:00 - 00:02:00] The Tax Advantages of Rolling Investment Gains Avoiding capital gains taxes through rolling gains into the next investment The challenges of 1031 exchanges How self-storage syndication enables tax-advantaged investing   [00:02:00 - 00:05:00] Pushing Rents While Maintaining Occupancy Analyzing market data to find the rental rate sweet spot Leveraging competitive advantages over big REITs Keeping close tabs on key performance metrics   [00:05:00 - 00:08:00] Understanding Customer Psychology Around Rate Hikes Small incremental hikes seem palatable to consumers Moving logistics deter customers from leaving Long-term customers become anchored to their storage units   [00:08:00 - 00:12:00] Adapting the Business Model for Changing Times Shifting focus toward business customers versus consumers Contractor storage as a resilient source of demand Partnering with multifamily developers to offer storage   [00:12:00 - 00:16:00] Solving Contractors' Evolving Storage Needs Contractors outgrowing home garages need alternatives Big companies squeezing small contractors out of flex spaces Self-storage offering right-sized spaces   Quotes: "We're paying the taxes and rolling into the next one. If you do the math, I mean, over a period of time, if you do the math, it actually, you know, works out better than 1031 exchanging." - Tom Dunkel   Connect with Tom:   ww.belrosestoragegroup.com   Visit sponsorcloud.io/contact today and unlock $2,000 of free services exclusively for REI Rocks community members! Get automated syndication and investor relationship management tools to save time and money. Mention your part of the REI Rocks community for exclusive offers. Help make affordable, low-cost education summits possible. Check out Sponsor Cloud today!   LEAVE A REVIEW + help someone who wants to explode their business growth by sharing this episode. Are you confused about where to start? Join our community and learn more about real estate investing. Head over to our Facebook Page, Youtube Channel, or website https://www.theacademypresents.com/jointhesummit36848306. Connect with Lorren Capital, LLC. for syndicated multifamily investments, https://lorrencapital.com/. To learn more about me, visit my LinkedIn profile, and connect with me.

How can self-storage be a profitable investment during economic uncertainty?   This episode dives into the world of self-storage syndication with Tom Dunkel, Chief Investment Officer at Belrose Storage Group. Tom shares his experience acquiring and operating self-storage facilities across the country.   With a background in corporate finance and nearly 30 years of real estate and investment experience, Tom Dunkel brings extensive knowledge and expertise to Belrose Storage Group.   Growing the company from start-up to a world-class organization, Tom has specialized in discounted asset opportunities nationwide since 2006. His financial savvy, open communicative manner and integrity have helped alternative investors achieve their wealth-building goals.   Tom is the Chief Investment Officer (CIO) of Belrose Storage Group - a seasoned team of real estate investment professionals that specializes in acquiring underperforming self-storage facilities in the Northeast, South, and Midwest U.S. and turning around their performance to achieve high-teens, tax-advantaged returns to its high-net-worth investor partners in a condensed time frame of 2-3 years.   [00:00 - 00:02:00] The Tax Advantages of Rolling Investment Gains Avoiding capital gains taxes through rolling gains into the next investment The challenges of 1031 exchanges How self-storage syndication enables tax-advantaged investing   [00:02:00 - 00:05:00] Pushing Rents While Maintaining Occupancy Analyzing market data to find the rental rate sweet spot Leveraging competitive advantages over big REITs Keeping close tabs on key performance metrics   [00:05:00 - 00:08:00] Understanding Customer Psychology Around Rate Hikes Small incremental hikes seem palatable to consumers Moving logistics deter customers from leaving Long-term customers become anchored to their storage units   [00:08:00 - 00:12:00] Adapting the Business Model for Changing Times Shifting focus toward business customers versus consumers Contractor storage as a resilient source of demand Partnering with multifamily developers to offer storage   [00:12:00 - 00:16:00] Solving Contractors' Evolving Storage Needs Contractors outgrowing home garages need alternatives Big companies squeezing small contractors out of flex spaces Self-storage offering right-sized spaces   Quotes: "We're paying the taxes and rolling into the next one. If you do the math, I mean, over a period of time, if you do the math, it actually, you know, works out better than 1031 exchanging." - Tom Dunkel   Connect with Tom:   ww.belrosestoragegroup.com   Visit sponsorcloud.io/contact today and unlock $2,000 of free services exclusively for REI Rocks community members! Get automated syndication and investor relationship management tools to save time and money. Mention your part of the REI Rocks community for exclusive offers. Help make affordable, low-cost education summits possible. Check out Sponsor Cloud today!   LEAVE A REVIEW + help someone who wants to explode their business growth by sharing this episode. Are you confused about where to start? Join our community and learn more about real estate investing. Head over to our Facebook Page, Youtube Channel, or website https://www.theacademypresents.com/jointhesummit36848306. Connect with Lorren Capital, LLC. for syndicated multifamily investments, https://lorrencapital.com/. To learn more about me, visit my LinkedIn profile, and connect with me.

What strategies can investors use to profitably acquire and operate self-storage facilities?   Angel Williams interviews self-storage investor Tom Dunkel about acquiring, operating, and financing self-storage facilities as an investment strategy. They discuss dealing with sellers attached to their properties, on-site management, customer retention, financing options, and more.   With a background in corporate finance and nearly 30 years of real estate and investment experience, Tom Dunkel brings extensive knowledge and expertise to Belrose Storage Group.   Growing the company from a start-up to a world-class organization, Tom has specialized in discounted asset opportunities nationwide since 2006. His financial savvy, open communicative manner and integrity have helped alternative investors achieve their wealth-building goals.   Tom is the Chief Investment Officer (CIO) of Belrose Storage Group - a seasoned team of real estate investment professionals that specializes in acquiring underperforming self-storage facilities in the Northeast, South, and Midwest U.S. and turning around their performance to achieve high-teens, tax-advantaged returns to its high-net-worth investor partners in a condensed time frame of 2-3 years.     [00:01:00] - [00:04:29] Overcoming Sellers' Emotional Attachment Sellers can get attached to storage facilities they've built up over the years Building rapport and finding common ground with sellers is key Offering seller financing can help avoid capital gains taxes for sellers   [00:04:29] - [00:08:31] Managing Facilities Remotely Many facilities use a hybrid model with some on-site and remote management Technology like QR codes and mobile apps enable remote rentals and access Onsite visits still needed periodically for maintenance issues   [00:08:31]- [00:11:47] Maximizing Customer Retention Big companies expect churn, smaller ones try to retain customers longer Gradual rent increases help keep customers vs sharp hikes Longer retention, around 18 months, generates more stable cashflow   [00:11:47]- [00:16:24] Dealing with Delinquent Customers Storage uses lien laws, not landlord-tenant rules Auctions help liquidate contents and get units re-rented quickly New buyers must clear out units, allowing rapid re-rental   [00:16:24] Financing Facilities as a Business Banks are more receptive to financing storage compared to years past SBA loans are viable since storage is an operating business Rates and terms are still decent despite recent increases     "Building rapport with sellers and finding common ground is key when they're attached to a property." - Tom Dunkel   "Our goal is to gradually raise rates to keep customers longer - maximizing revenue and returns for our investors over time." - Tom Dunkel   Connect with Tom:   ww.belrosestoragegroup.com   Visit sponsorcloud.io/contact today and unlock $2,000 of free services exclusively for REI Rocks community members! Get automated syndication and investor relationship management tools to save time and money. Mention your part of the REI Rocks community for exclusive offers. Help make affordable, low-cost education summits possible. Check out Sponsor Cloud today!   LEAVE A REVIEW + help someone who wants to explode their business growth by sharing this episode. Are you confused about where to start? Join our community and learn more about real estate investing. Head over to our Facebook Page, Youtube Channel, or website https://www.theacademypresents.com/jointhesummit36848306. Connect with Lorren Capital, LLC. for syndicated multifamily investments, https://lorrencapital.com/. To learn more about me, visit my LinkedIn profile, and connect with me.

What clever ways can investors repurpose old buildings into profitable self-storage facilities?   Angel Williams interviews self-storage expert Tom Dunkel about acquiring and converting old buildings into lucrative self-storage facilities. They discuss ways investors can add value to existing properties as well as capitalize on excess parking and land.   With a background in corporate finance and nearly 30 years of real estate and investment experience, Tom Dunkel brings extensive knowledge and expertise to Belrose Storage Group.   Growing the company from a start-up to a world-class organization, Tom has specialized in discounted asset opportunities nationwide since 2006. His financial savvy, open communicative manner and integrity have helped alternative investors achieve their wealth-building goals.   Tom is the Chief Investment Officer (CIO) of Belrose Storage Group - a seasoned team of real estate investment professionals that specializes in acquiring underperforming self-storage facilities in the Northeast, South, and Midwest U.S. and turning around their performance to achieve high-teens, tax-advantaged returns to its high-net-worth investor partners in a condensed time frame of 2-3 years.   (00:02:00 - 00:05:15) Understanding the Self-Storage Industry 50%+ of self-storage facilities are owned by "mom and pop" operators who focus on keeping units full vs maximizing rents. This creates an opportunity for professional operators. Acquiring underperforming facilities and leveraging technology to improve operations is a key value-added strategy. Having excess land to expand storage is another way to boost NOI and valuation.   (00:05:15 - 00:10:00) Construction and Design Considerations There are options for climate-controlled spaces ranging from retrofits to specialized single-story, drive-up units. Higher ceilings and large bay doors cater to contractor storage needs. Repurposing old retail boxes, shopping centers, and parking garages can optimize unused space.   (00:10:00 - 00:21:00) Parking and Security Enhancements Ample parking can enable events/activities to draw traffic. One operator held a carnival in a former car dealership lot! Improved lighting, cameras, and gate access controls boost safety and appeal to female tenants. Executive RV and boat storage is a growing opportunity. Quotes: "The higher your net operating income at a facility, the higher the valuation is going to be." - Tom Dunkel "There's a lot of creativity going on in the self-storage world these days." - Tom Dunkel   Connect with Tom:   ww.belrosestoragegroup.com   Visit sponsorcloud.io/contact today and unlock $2,000 of free services exclusively for REI Rocks community members! Get automated syndication and investor relationship management tools to save time and money. Mention your part of the REI Rocks community for exclusive offers. Help make affordable, low-cost education summits possible. Check out Sponsor Cloud today!   LEAVE A REVIEW + help someone who wants to explode their business growth by sharing this episode. Are you confused about where to start? Join our community and learn more about real estate investing. Head over to our Facebook Page, Youtube Channel, or website https://www.theacademypresents.com/jointhesummit36848306. Connect with Lorren Capital, LLC. for syndicated multifamily investments, https://lorrencapital.com/. To learn more about me, visit my LinkedIn profile, and connect with me.    

Meet Tom Dunkel, who is revolutionizing the self-storage industry with his unique approach and impressive strategies. With a background in corporate finance, Tom embarked on an entrepreneurial journey that led him to the self-storage industry. This episode closely examines his inspiring journey from the corporate world to building a team dedicated to transforming underperforming assets into high-yield investments. So, if you're on the hunt for a safe and profitable investment avenue, this conversation with Tom Dunkel is not to be missed.Tom brings over 27 years of real estate, finance, and investing experience to his position as Chief Investment Officer of Belrose Storage Group. Working alongside his world-class team of professionals, Tom makes it his mission to find great investment opportunities for his clients while helping them meet their wealth-building goals.Tom manages the firm's financial underwriting, playing a critical role in creating win-win deal structures that ensure achievable investor returns. In addition, he works closely with private investors to communicate about new acquisitions and investing opportunities, as well as report on the progress of current investments.Tom is also responsible for arranging loans with local banks and mortgage brokers. Both the Belrose team and our investors benefit greatly from Tom's mentorship, extensive experience in real estate investing, and dedication to making every deal a success.Tom lives in Wayne, Pennsylvania, and enjoys golfing, hiking, and playing guitar. As an avid investor and lifelong learner, Tom is actively involved in organizations, including Self Storage Mastermind, RaiseMasters Mastermind, and the Oren Klaff Braintrust.Learn more about Tom:Website: https://belrosestoragegroup.com/Connect with Jonny!Cattani Capital Group: https://cattanicapitalgroup.com/Scale MF Summit: https://scalemfevent.com/shop/ Use Code "Jonny100"LinkedIn: https://www.linkedin.com/in/jonathan-cattani-53159b179/Jonny's Instagram: https://www.instagram.com/jonnycattani/TikTok: https://www.tiktok.com/@jonnycattaniYouTube: https://www.youtube.com/channel/UCljEz4pq_paQ9keABhJzt0AFacebook: https://www.facebook.com/jonathan.cattani.1

IntroductionTom is the Chief Investment Officer for Belrose Storage Group. Belrose specializes in acquiring underperforming self storage facilities in the Eastern US. Before Storage, Tom had a background in corporate finance and 25 years of real estate investment experience Highlights(0:00:22) Tom  talks about his journey from corporate finance to real estate investment and shares how he and his partner found self-storage to be the ideal asset class(0:07:33) The importance of leveraging talents and building strategic partnerships, and challenges in the acquisition process(0:12:18) Navigating the fluctuating interest rates when looking for loan terms(0:18:52) The importance of having lenders and deals lined up is discussed. Tom shares his insights on self-storage as a reliable asset class in good and bad times, and the value-add opportunities implemented by Bellrose Storage Group(0:29:44) Understanding the supply and demand of the market when acquiring a new facility, and the impact of effective marketing and how small-scale owners' operations can affect rent rates.(0:34:22) Tom shares a story of how his team overcame obstacles and improved business strategies. He talks about the resilience required in times of uncertainty and the significant role technology has played in maximizing operating efficiency.Connect with Tom:https://belrosestoragegroup.com/ *****Thank you so much for listening to the Making Money in Multifamily Real Estate Show! This show covers everything to do with Multifamily Real Estate Investing to help you, the listener, become an expert in your real estate ventures. The host, Dave Morgia, brings on guests who are already experts in their respective fields to discuss what principles and practices they follow that have helped them achieve their success so far.

Today's guest is Tom Dunkel.   Having spent his early career as an accomplished corporate finance leader with over $1.2B of middle-market M&A and financing transaction experience, and possessing a proven track record as a trusted decision-making partner to C-level executives, Tom turned his entrepreneurial energy and enthusiasm toward building a self-storage investment business.   Show Summary:    Tom shares his journey from corporate America to entrepreneurship, discussing his experiences in self-storage, short-term rentals, and distressed mortgage debt. He emphasizes the importance of utilizing technology and marketing strategies in the self-storage industry, and shares insights on market dynamics and competition.  -------------------------------------------------------------- Intro [00:00:00] Tom Dunkel's background and journey [00:01:27] Reasons for pivoting businesses [00:04:24] The importance of KPIs for mom and pop operators [00:11:13] The advantages of raising rates in self-storage [00:12:08] Factors influencing being a price leader or follower [00:13:11] Closing [00:22:36] -------------------------------------------------------------- Connect with Tom:  Facebook: https://www.facebook.com/tom.dunkel.1  https://www.facebook.com/belrosestoragegroup Linkedin: https://www.linkedin.com/in/tomdunkel/ https://www.linkedin.com/company/belrose-storage-group/ Web: https://belrosestoragegroup.com/   Connect with Sam: I love helping others place money outside of traditional investments that both diversify a strategy and provide solid predictable returns.     Facebook: https://www.facebook.com/HowtoscaleCRE/ LinkedIn: https://www.linkedin.com/in/samwilsonhowtoscalecre/ Email me → sam@brickeninvestmentgroup.com   SUBSCRIBE and LEAVE A RATING. Listen to How To Scale Commercial Real Estate Investing with Sam Wilson Apple Podcasts: https://podcasts.apple.com/us/podcast/how-to-scale-commercial-real-estate/id1539979234 Spotify: https://open.spotify.com/show/4m0NWYzSvznEIjRBFtCgEL?si=e10d8e039b99475f -------------------------------------------------------------- Want to read the full show notes of the episode? Check it out below: Tom Dunkel (00:00:00) - Over the past 40 years, the US economy has been bouncing around like a really wicked roller coaster. Right? Good times, bad times, everything in between. But storage, it's like. It's like that lazy river. Sam, when you got your little cocktail, you're floating around at your resort on your little inner tube there. I mean, it's just gently meandered between about 80 and 90% for that same time period, 40 years. So we really like that, that steady predictability and the increasing demand, and that's high cash flowing business. So we're really enjoying it. Welcome to the How to scale.   Sam Wilson (00:00:33) - Commercial real estate show. Whether you are an active or passive investor, we'll teach you how to scale your real estate investing business into something big. Tom Dunkel is a former aerospace M&A guy. He's got 17 years as a full time real estate investor. If you don't know, Tom actually came back on the show September 18th of 2022, which if I'm not mistaken, that was episode number 658. If you want to go back and hear a little bit more of Tom's story, you can go back there again.   Sam Wilson (00:01:04) - Check that eight. Check that out on September 18th of 2022, Episode 658. Otherwise, Tom, welcome to the show. There are three questions that I always ask every guest who comes on. I know you got this question last time, but maybe you'll answer it differently this time. And if our listeners haven't heard that, they want to hear it again anyway. So where did you start? Where are you now and how did you get there? In 90s or less?   Tom Dunkel (00:01:27) - Got it. Thanks, Sam. It's great to be with you and the listeners once again. Great show. Yeah. So as you mentioned, I started out in corporate America after business school was I was kind of the number crunching, you know, Excel spreadsheet nerd. I was putting together the projections and the pro formas for our aerospace acquisitions, doing the valuations, doing the the, the market work to see like, who are the competitors out there, What were they doing, You know, how could we position ourselves and all those kinds of things.   Tom Dunkel (00:01:59) - So I got to work with some amazing people Harvard MBAs, Wharton MBAs, Naval Academy graduates, Chicago MBAs, retired Air Force colonels, and even some astronauts. And if you catch up with me after the show, if you visit with me on my website, I'll be happy to share with you the two astronauts that I've actually had lunch with. But yeah, so from there, Sam went into a couple other jobs corporate wise, and I just knew all along that, you know, scraping and clawing up that corporate ladder just, just just wasn't for me. I knew there would be a better way. So 2006, I got my opportunity when I was fired for my corporate job. Finally gave me the kick in the pants that I needed to go out and do my own thing. So of course, 2006 was a rough time to get started in real estate. But, you know, I went in full bore and got my butt whooped pretty good those next few years. But, you know, learned a lot, got some battle scars and but persisted.   Tom Dunkel (00:03:01) - And now here, 17 years later, I've built multiple seven and one eight figure business and now we're in the self storage space, which is a ton of fun. And I'm sure we'll get more into the details there later. But in the 90s, that's the story.   Sam Wilson (00:03:19) - That's the summary. I love it. I love it. Have you always done just self storage or do you have other real estate holdings as well?   Tom Dunkel (00:03:28) - Yeah. So right now self storage is our primary business, but we do through the years, of course, being entrepreneurs, we try out different things. So we also do have a short term rental portfolio in the there's a, there's a mountain in Lake Region here north of Philadelphia called the Poconos. And so we picked up some Airbnb rentals up there, which were really hot during Covid. And then we also have a distressed mortgage debt business. And that was the business that I started after getting my butt whooped in the residential world in 2009, I started buying notes and then 2010 and etcetera.   Tom Dunkel (00:04:05) - And that business has done real well for us over the years.   Sam Wilson (00:04:08) - Considering the various businesses that you're involved in. What were some of the hallmark or hallmarks, rather, of why you pivoted from one to the next? And was there any expense in not staying with just one?   Tom Dunkel (00:04:24) - Yeah, that's a great question, Sam. So distressed mortgage debt has been great. I mean, we've generated over $53 million of revenue in that business and we're not a big company. So that's that's done real well for us. Problem is, it's extremely unpredictable and it's not like we can go up to Big Bank USA, knock on the door and say, hey, sell us some loans. So we were strictly at their behest, you know, their whim as to what loans they were going to sell, how many and when. And so for like an MBA guy like me, you know, taught how to put business plans together and KPIs and whatnot, I mean, it just became impossible to really predict the future in any way, shape or form for distressed debt.   Tom Dunkel (00:05:04) - So even though that business is still rolling today, it's strictly, you know, when when a deal comes up, we kind of shift and we jump at it. We have a team that's able to do that and then we got to shift back. But so along the way, we had been looking for an asset class where there was some predictability. You know, there was some staleness there was, you know, a way to put a plan together and put a team together and really, you know, build a business. So we actually started out looking at private lending, hard money lending, and we really liked that business. And we still do a little bit of it sort of on the side. But but we were just not able to get the traction to get that business up and running. And one of the big reasons is its super duper competitive. So that's a big takeaway I would give the folks out there is, you know, be careful about what asset class you choose because if it's super competitive, you know, you're going to have a hard time making hay.   Tom Dunkel (00:06:02) - So when that business didn't work out the first time, we thought, Hey, let's try this again. We did this so good the first time. So we failed at that business twice. And we start we got involved with the title company and because again, we thought that was going to be a lot of a lot of small transactions and predictable, but again, couldn't find really the right relationships and team to put to bear there. And then about 2017, 2018, we started hearing more and more about self storage. We were like, Hmm, okay, this is checking a lot of boxes, very fragmented industry. So it's, you know, there's a lot of moms and pops. The big names that you've heard of out there, they only control about 30% of the market, the public storage, extra space, cube, smart, etcetera, those big guys. So the vast majority of the market is just small ones, two mom and pop owners, which was very attractive. The second thing we found super attractive was just the adopt, the adaptability, the market penetration of self storage.   Tom Dunkel (00:07:03) - A few years back, only about 8% of households in the US, we're using storage. Fast forward to today, it's going on 11% and increasing and I know maybe 3% doesn't sound like a lot, Sam, but when you consider there's 120 million households in the country, every 1% move is 1.2 million new self storage customers. And they're just not building them fast enough. So we've got increasing demand, you know, supply increasing not as much, which means there's going to be upward pressure on rates, which is awesome. And then I guess the last thing I would throw out there is just that over over time, over the past 40 years, you know, the US economy has been bouncing around like a really wicked roller coaster, right? Good times, bad times, everything in between. But storage, it's like it's like that lazy river. Sam, when you got your little cocktail, you're floating around at your resort on your little inner tube there. I mean, it's just gently meandered between about 80 and 90% for that same time period, 40 years.   Tom Dunkel (00:08:06) - So we really like that, that steady predictability and the increasing demand, and that's high cash flowing business. So we're really enjoying it.   Sam Wilson (00:08:15) - No, I think that's all of those are excellent, excellent reasons to get involved. I'm I'm shocked that 30% only 30% of the self storage market is controlled by big names. That's a shocking statistic to me. The big one, I would not have guessed that today that that's still. But that's still the case. Which obviously I guess it is. I would think that that though having those big industry names behind it, like those those consolidating entities, is probably a good thing, just in the sense that it brings market awareness. It brings. I mean, it has to improve resale value of your guys facilities if you decide to resell it all, if that's even part of your strategy. Is that not a fair, fair analysis?   Tom Dunkel (00:09:07) - Yeah. So so the rights are it's kind of a double edged sword with them. So if they are in a market where we are, they I mean, they have a lot of sway, right? They've got big marketing budgets.   Tom Dunkel (00:09:19) - You know, it's usually a big shiny building right on the corner in the middle of town, you know, that kind of thing. So when they come into town, especially if they're building a new facility, what they will do is they'll really drive down the rates in the entire market just to get their facility filled up. And then they'll kind of boil the frog slowly and up, up, up the rates. And so, you know, in that situation, we have to follow them, unfortunately. So that's part of our analysis. When we are looking at acquiring a facility, we're looking to see who are the competitors. Is it, you know, is it Joe's self-storage or is it, you know, public storage? And do we So we need to be cognizant of the fact that there are there is a REIT or our REIT's in the market. And so that's just going to just make us think a little bit more about how we're going to address that. But yeah, the the thing though is if they are already established in the market, they're going to be pushing rates.   Tom Dunkel (00:10:16) - So that's the other edge of the sword is, you know, we can then ride that wave as well by. Either, you know, doing maybe a small discount off of what they're doing or if all the facilities in the in the market are full, which does happen, then we know we can really kind of push that demand curve and push those rates and just kind of see where that equilibrium is and and really be more aggressive about bumping up our rates. Yeah.   Sam Wilson (00:10:45) - That's interesting. I would have I mean, it makes sense, obviously what you said, but I would have guessed the other way around would be that your mom and pop owners would be the ones that are keeping prices artificially low because, well, you know, we've all we just had our prices here and we don't want to upset our customers. So we're going to keep it here. It's like.   Tom Dunkel (00:11:05) - No, you're spot on. That's 100% correct. Sorry if I got off on a off the rails there, but no, no, you're 100% correct.   Tom Dunkel (00:11:13) - And that's one of the things we look for when we're acquiring a facility is a mom and pop, you know, their big KPI. And we're talking about KPIs, key performance indicators before we hit record. And that's their like only KPIs seems like is are all my units full, right? That's what the mom and pop operator does. The last thing they want to do is have to have to have a fancy website or implement technology or a marketing program or, you know, God forbid, throw out some Google ads, you know, something like that. It's just not how they run their business. Right. They're just looking for that mailbox money and they know their rates are low. They know that their delinquencies are high, but they just don't want to upset the apple cart because they know they know all their customers a lot of the time. Right.   Sam Wilson (00:12:02) - That makes that makes a lot of sense. But, I mean, that's where the that's where the meat on the bone lies, right? It's like, okay.   Tom Dunkel (00:12:07) - 100%.   Sam Wilson (00:12:08) - 100%. I'm thinking about a which we're we're long in the laundry business. And I was thinking about a store we just bought and we literally raised rates 53%.   Tom Dunkel (00:12:19) - Oh, yeah, right.   Sam Wilson (00:12:21) - Because it's who knows how long it's been since they've raised rates. I mean, of course that's right. It's all the little sophisticated. I'm not going to call it sophisticated little things that you can do that drive a business in a meaningful way that you just mentioned. Like. Yeah. Oh, hello. Google ads. Okay. Pay per click campaigns. Okay, we're marketing. Okay. We have a phone line.   Tom Dunkel (00:12:40) - Right?   Sam Wilson (00:12:42) - I mean, how many of these facilities you're buying where you're like, you guys don't have a site and a phone number that there's a.   Tom Dunkel (00:12:47) - Person and we're actively surveying the market to see like who's charging what and how busy are they, Right?   Sam Wilson (00:12:54) - Yeah. And those are those are where your competitive edges lie. What's your thought? Maybe you answered this, but I'm going to ask it again anyway just to see if there's more more to this than not.   Sam Wilson (00:13:05) - What's your thought on being a price leader or a price follower?   Tom Dunkel (00:13:11) - Yeah, good question. You know, and I hate to I hate to say this, but it's going to depend on the market. So, for example, we acquired a facility in Mount Airy, North Carolina, a couple of years ago. And the entire market in our analysis, we discovered that the entire market was full. And so we knew when we acquired our facility there, Granite City Storage, we knew that if there's a customer in that market that wants a storage unit, they're going to have to pay more because if we bump up the rates even on our existing customers, where are they going to go? So we we were able to successfully play that game in that market and we increased our rates about 21% in the in the first few months. And then we were just able to bump it up kind of incrementally from there. But yeah, I mean, that's that's a big factor is what's going on at the other stores.   Tom Dunkel (00:14:06) - But like we talked about a minute ago, you know, if there's a big new development going in and there's a REIT coming in, you know, we're going to be more of a price follower in that situation. Oh, and what I meant to add on to for my first example in North Carolina, all the other competitors in that market, they followed us after they saw that we were bumping up our rates. They all, you know, bump, bump, bump, bump, bump up their rates. Right. And then, you know, we I don't remember getting like a holiday card or like a commission check that year from those guys, but we should have for sure. But yeah, on the other side with the with the big rates coming in or big developments coming in you know you're going to end up most times being a price follower in that situation.   Sam Wilson (00:14:55) - Right Yeah it's it's a it's a temporary race to the bottom.   Tom Dunkel (00:15:00) - That's right. But but honestly, which is why I'm sorry to interrupt, but which is why like, you know, people look at these really hot markets, you know, like down in Florida and, you know, millions and millions of people moving there, or at least hundreds and hundreds of thousands.   Tom Dunkel (00:15:16) - But we don't like to see that the market being too hot because we know that's going to attract the REIT's. You know, so we're looking for that Goldilocks situation where it's growing but enough to increase demand but not enough to increase, to increase or attract a lot of competition.   Sam Wilson (00:15:35) - What's one of the things that you have done from a management perspective and you're based in Wayne, Pennsylvania, so. That's right. And you're buying things in Mount Airy, North Carolina. That's more that's more than a five minute drive from your house.   Tom Dunkel (00:15:50) - That's right.   Sam Wilson (00:15:51) - So how how have you established systems and got the in and established the right people to manage these at scale from a distance?   Tom Dunkel (00:16:02) - Yeah, I mean, that's really, you know, the magic, you know, the secret sauce, although it's not very secret. I mean, you hit the nail on the head. It's. It's getting the right team together, right with the right systems. And of course, we're leveraging technology to the max. So those moms and pops that we buy from, a lot of times they don't even have a website.   Tom Dunkel (00:16:24) - And if they do, it's stale information. You know, it's rates from a few years ago and the phone numbers wrong, you know, all those kinds of things. So we implement what we call a hybrid management strategy. So each of our facilities has a human that is assigned to it. But because we leverage technology, the phone number that is at the facility, you know, if they call our facility in Douglasville, Georgia, it's going to ring on the cell phone of the human manager. But they might be out in Missouri. And so but because of technology, they're able to answer the phone. Hi, it's Douglasville Self Storage. And then, you know, nine times out of ten, they can handle whatever the customer inquiry is just right there on their smartphone. Right. And in the event that the manager is busy or maybe they are not able to pick up the phone, if the customer is at the facility, they're going to they're going to see one of these they're going to see a QR code.   Tom Dunkel (00:17:28) - And if anyone out there wants to have a little fun, you can scan this on your phone and you can run a unit from us at our Baltimore facility. But the the customer can just go up, scan that QR code, it'll take them to the website, They can fill out all their personal information load in their credit card for autopay, which is awesome. And then just sign the contract with their finger. And then once they submit all that, they get a gate code texted to them while they're right there standing outside the gate punching the gate. Code gate opens up. They go inside, they find their unit, empty out their stuff, lock it up, and they're on their way without having to interact with the human at all. So so we love doing that and it allows us to really drive down our operating expenses at our facilities, which is everyone out there, I'm sure knows because you've got a smart audience that drives up net operating income, which drives up the value of the facility, which is the whole purpose of our value add strategies that we implement.   Sam Wilson (00:18:32) - And it improves the customer experience. I mean, that's the last thing is, yes, it drives up in why. But Tom, if you gave me the option to rent from you where I can do it from my phone, plug in my information and be done in five minutes versus walking inside hand it being handed, you know, 42 pieces of paper and filling out all information.   Tom Dunkel (00:18:51) - That's right. That's right. And and you got that generational difference, too, right? I mean, you know, millennials are our biggest generation right now in the US. And that's you know, they were all born with a smartphone in their hands. Pretty much. Right. Right.   Sam Wilson (00:19:05) - For better and probably for worse. That's right. Yes. That's that's very, very true. Tom, we've got a few minutes here left, and I wanted to highlight a couple of things and just get your thoughts on them. This is, again, you know, the fact that we talked about this in the beginning. You came on September 18th or the show published September 18th of last year.   Sam Wilson (00:19:25) - Some things have changed. It's some things have changed in the financing side of things. On the sales side of things. Yeah. Tell me, how are you guys navigating the current lending environment? How has that affected deal flow? How has it affected pricing fast? Three questions and money as opposed to ask one at a time. So it's up to you now.   Tom Dunkel (00:19:45) - Sure. Yeah. I mean, things have certainly been dynamic the past nine months since we spoke last. And, you know, rates are interest rates are up, you know, 4 or 5%. I mean, which is huge, right? I mean, we were doing deals that, you know, three and three quarters or 4% debt back then. But, you know, now it's a different ballgame. And, you know, we've been able to adapt. Of course, none of this was really a surprise. I mean, we all saw, you know, all the money that had been printed and, you know, that inflation was coming and that was going to push up rates.   Tom Dunkel (00:20:17) - And so we, you know, having been around, you know, the deals and projections and all that for for many, many years, jeez, you know, Wow. Going on 30. Wow. Anyway, I'm not that old. So we knew this was coming, right, Sam So we were we were already adjusting our models, adjusting our exit Capri assumptions and our future rate assumptions and all those kinds of things. And and so we've, we've been very disciplined and about the facilities that we purchased. And for that reason, we've, we haven't purchased a whole heck of a lot. I mean, we're we just closed on our 13th facility. We've got our 14th coming up here soon. But our acquisition pace definitely slowed down because. A lot of sellers were looking back a year saying, Oh, I want that value, you know, from back then. And we're saying, Well, sorry, that's off the table now because our cost of capital is up and we have return targets that we need to hit for our investors.   Tom Dunkel (00:21:15) - So that's definitely slowed us down. But I guess the good news about that is because of the run up in pricing the last few years, there's a lot of owners out there sitting on a lot of equity and that has allowed us to to take advantage of seller financing. So we have we did a seller financing deal in the fall and we have two seller financing deals lined up here that are that will be closing here in the next month or two. And the beautiful thing about that is, well, it's really a win win, right? Because the seller, they're not getting a big tax hit right up front because if they took the whole purchase price, net purchase price and in cash, they'd have to pay a big chunk of taxes on that. So seller financing allows them to kind of push push out their tax liability there. And then for us, there's no big onerous underwriting process that you have to go through with an institutional lender. There's typically no personal guarantees, which again, on smaller deals from a credit union or a small local bank, there's going to be looking for personal guarantees, and the terms are typically pretty great.   Tom Dunkel (00:22:25) - So we're seeing interest only payments, which of course means lower lower payments, higher cash flow left over for our investors. So. So we love to see that.   Sam Wilson (00:22:36) - Absolutely. Tom, this has been enlightening. Thank you for taking the time to come on the show today and share your thoughts. You're kind of updated thoughts here with us on the market, how you guys are handling it, what you guys are doing there in the self storage space. It's a pleasure, of course, to have you come on a second time. You're an absolute wealth of knowledge. I do appreciate it. If our listeners want to get in touch with you and learn more about you, what is the best way to do that?   Tom Dunkel (00:22:59) - Sure, Sam. It's been great. Love the questions. Great energy. Love it. So, yeah. I'm Tom Dunkel. I'm the chief investment officer here at Belrose Storage Group. You can find us at Belrose Storage Group. We also have a Facebook page. If you want to search Belrose storage group on there, you can find my past podcast interviews and other articles and value add that we put out there for our investor community.   Tom Dunkel (00:23:25) - So yeah, I'd love to love to hear from you and I'd love to schedule a call. You can do that from our website as well. But yeah, we, we're active, we're out there doing self storage deals and we're, we're doing syndications with accredited investors. So I'd love to have you come join us.   Sam Wilson (00:23:38) - Fantastic. Belrose Storage group. We'll make sure we include that there in the show notes. Tom, thank you again for your time today. Do appreciate it.   Tom Dunkel (00:23:46) - Thank you, Sam.   Sam Wilson (00:23:47) - Hey, thanks for listening to the How to Scale Commercial Real Estate podcast. If you can do me a favor and subscribe and leave us a review on Apple Podcasts, Spotify, Google Podcasts, whatever platform it is, you use to listen. If you can do that for us, that would be a fantastic help to the show. It helps us both attract new listeners as well as rank higher on those directories. So appreciate you listening. Thanks so much and hope to catch you on the next episode.  

Today, we're exploring what makes self-storage the ideal real estate investment with Tom Dunkel. Join us as he shares his expertise in the industry for aspiring passive investors like you, shedding light on the fundamentals of this niche and how it could help you generate solid returns and steady cash flow!     Key takeaways to listen for  The resilience and potential of self-storage investments How technology shaped and transformed the self-storage industry today 2 sub-niches within the self-storage industry you should know about Goldilocks approach and KPIs when evaluating potential facilities What's the role of a Chief Investment Officer (CIO)     Resources mentioned in this episode National Lampoon's Animal House $100M Offers by Alex Hormozi | Kindle, Paperback, and Hardcover   Learn from Tom's alternative investment secrets to discover the appropriate questions to ask, match opportunities with your goals, and stay away from risks by downloading your S.A.F.E. Investment Checklist now at https://belrosestoragegroup.com.       About Tom Dunkel Tom is the Managing Director of Belrose Storage Group with a background in corporate finance and over 25 years of real estate and investment experience. He has specialized in discounted asset opportunities nationwide since 2006, taking the company from a start-up to a world-class organization. His economic knowledge, open communication style, and integrity have enabled him to assist alternative investors in achieving their wealth-building goals.   Tom has also taught real estate and mortgage note investment classes at the CAMA Academy with Belrose Asset Management co-founder Joe Downs as a dedicated mentor to investors and entrepreneurs.     Connect with Tom Website: Belrose Storage Group LinkedIn: Tom Dunkel | Belrose Storage Group Facebook: Tom Dunkel      Connect with Us To learn more about partnering with us, visit our website at https://javierhinojo.com/ and www.allstatescapitalgroup.com, or send an email to admin@allstateseg.com.  Sign up to get our Free Apartment Due Diligence Checklist Template and Multifamily Calculator by visiting https://javierhinojo.com/free-tools/. To join Javier's Mastermind, go to https://javierhinojo.com/mastermind/ and to apply to his BDB Mastermind, see https://javierhinojo.com/mastermind/#apply_form and answer the form.     Follow Me on Social Media Facebook: Javier A Hinojo Jr. Facebook Group: Billion Dollar Multifamily and Commercial Real Estate YouTube Channel: Javier Hinojo Instagram: @javierhinojojr TikTok: @javierhinojojr Twitter: @JavierHinojoJr   The Naked Truth About Real Estate Investing on Spotify  

Tom Dunkel is the managing director of Belrose Storage Group. He has a background in corporate finance and over 25 years of real estate and investment experience. He has also specialized in discounted asset opportunities nationwide since 2006. His financial savvy, open communicative manner and integrity have seen him help alternative investors achieve their wealth-building goals.  Join our conversation with Tom as he shares his insights and knowledge on how to crack the code of self-storage success. Discover the secrets to maximizing your returns, minimizing your effort, and tapping into the potential of self-storage investments. Tom shares… ·         Advantages and perks of self-storage amidst the ongoing pandemic. ·         The freshest trends taking over the commercial storage marketplace. ·         The latest market shifts in the RV and boat storage landscape. ·         How technology is reshaping cost management and customer service in the self-storage industry. ·         The unspoken power of surrounding yourself with the right industry veterans and proficient professionals. ·         And so much more!   Find Tom on:   Website: https://www.belroseam.com/ LinkedIn: https://www.linkedin.com/in/tomdunkel/ Twitter: https://twitter.com/tomdunkel?lang=en Email: tom@belroseam.com   Help us reach new listeners by leaving us a rating and review on Apple Podcasts! It takes less than 30 seconds and really helps our show grow, which allows us to bring on even better guests for you! Thank you in advance!

Tom Dunkel is the chief investment officer at Belrose Storage group where he leads a seasoned team of real estate investment professionals who specialize in acquiring under-performing self-storage facilities in the eastern U.S. With a background in corporate finance and 25 years of real estate and investment experience, Tom has taken Belorse from start-up to a world-class organization. Tom has specialized in discounted asset opportunities nationwide since 2006. A graduate of the University of Delaware, Tom earned his MBA at William and Mary.   Quote:   “That's one of the things we love about storage - it's not rocket science, right? We're not splitting atoms, it's not terribly complicated.”   Highlights:   1:15: Introduction - get to know Tom Dunkel and his journey leading up to Belrose Storage Group   8:03: Navigating the self storage business in the current times of “uncertainty”   15:18: Market locations for investments   20:22: How to operate self-storage remotely    25:00: Long term vision/goals for Belrose Storage   Guest Website: https://belrosestoragegroup.com   Recommended Resources:   Accredited Investors, you're invited to Join the Cashflow Investor Club to learn how you can partner with Kevin Bupp on current and upcoming opportunities to create passive cash flow and build wealth. Join the Club! If you're a high net worth investor with capital to deploy in the next 12 months and you want to build passive income and wealth with a trusted partner, go to InvestWithKB.com for opportunities to invest in real estate projects alongside Kevin and his team.  Looking for the ultimate guide to passive investing? Grab a copy of my latest book, The Cash Flow Investor at KevinBupp.com.  Tap into a wealth of free information on Commercial Real Estate Investing by listening to past podcast episodes at KevinBupp.com/Podcast. Learn more about Kevin's investment company and opportunities for Lifetime Cashflow at sunrisecapitalinvestors.com.

In this episode, we explore the world of real estate and investment strategies with Tom Dunkel from Belrose Storage Group. From transforming a startup into a world-class organization to specializing in nationwide discounted asset opportunities since 2006, Tom's expertise is unparalleled. As a mentor to investors and entrepreneurs, he has imparted his wisdom through teaching classes at the prestigious CAMA Academy and the renowned College of William and Mary Mason School of Business. Prepare to unlock the secrets of real estate success as we delve into Tom's remarkable journey and gain valuable insights to help you achieve financial prosperity in this dynamic industry. For more information or to get started in multifamily investing, please visit: https://www.multifamilyinvestingacademy.com/. 

On the latest episode of Freedom Investor Radio, John is joined by special guest, Tom Dunkel, the Chief Investment Officer of Belrose Storage Group. During the episode, they cover various topics including:Tom's background.His transition from being a W2 employee to an entrepreneur.The origin of Belrose Storage Group,A comparison between multi-family and self-storage.To learn more about Tom and Belrose Storage Group, check them out using the links below: Belrose Storage Group Belrose Storage Group Facebook page Belrose Storage Group LinkedIn page 

Self-storage is certainly a unique asset classes and has proven to be more resistant to economic headwinds compared to other commercial real estate asset classes. Today, operators leverage technology to streamline operations and digital traffic to their properties, which ultimately boosts NOI. In this episode, Tom shares his acquisition criteria in the self-storage space, and how he repositions mom and pop assets into high-performing cash flowing assets. With a background in corporate finance and over 25 years of real estate and investment experience, Tom brings extensive experience to Belrose Storage Group. Taking the company from start-up to world-class organization, Tom has specialized in discounted asset opportunities nationwide since 2006. His financial savvy, open communicative manner and integrity have seen him help alternative investors achieve their wealth-building goals. As a dedicated mentor to investors and entrepreneurs, Tom has also taught classes on real estate and mortgage note investment at the CAMA Academy along with Belrose Asset Management co-founder Joe Downs. A graduate of the University of Delaware, Tom earned his MBA at the College of William and Mary. In this episode, we discussed… The mindset shift Tom made after getting fired from his corporate job in 2006 Tom's acquisition criteria when identifying solid markets Why stress-testing deals is crucial in today's environment. How his company leverages technology to streamline operations and drive revenue forwards Tom's Instagram Profile: https://www.instagram.com/belrosestoragegroup/ Tom's LinkedIn Profile: https://www.linkedin.com/in/tomdunkel/ Tom's LinkedIn Company Profile: https://www.linkedin.com/company/belrose-storage-group/ ‌Company Website link: Belrose Storage Group, LLC Interested in investing in commercial real estate opportunities? Join our investor group here Check out our FREE multifamily due diligence checklist to avoid costly mistakes. Click here to download the checklist. Check out our FREE Syndication Guide For Passive Investors to learn everything you know need to know BEFORE you passively invest in real estate. Click here to download the guide.

In the hundred-and-twenty-fourth episode of Collecting Real Estate, we interviewed Tom Dunkel of Belrose Storage Group.With a background in corporate finance and 25 years of real estate and investment experience, Tom brings extensive experience to Belrose Asset Management. Taking the company from start-up to world-class organization, Tom has specialized in discounted asset opportunities nationwide since 2006. His financial savvy, open communicative manner, and integrity have seen him help alternative investors achieve their wealth-building goals.Tom is the Managing Director of Belrose Storage- a seasoned team of real estate investment professionals that specializes in acquiring under-performing self-storage facilities in the eastern U.S. and turning around the performance of the assets to achieve high-teens, tax-advantaged returns to its high-net-worth equity investor partners in a condensed time frame of 2-3 years.Belrose Storage GroupBelrose Storage Group Facebook

Self-storage is a booming asset class worth an estimated $48 billion and growing. Many investors are taking advantage of the rewards, but like any asset class, you can face challenges and risks.  Today's guest shows us how to navigate and reduce the risks involved in self-storage investing. Tom Dunkel is the Chief Investment Officer of Belrose Storage Group and has over 27 years of experience in real estate and investments.  He has specialized in discount real estate investments nationwide since 2006. Early in his career, he worked as a seasoned leader in corporate finance with over $1.2 billion in M&A and middle-market financing experience. He has proved himself to be a trusted decision-making partner for C-level executives.  He has currently focused his entrepreneurial energy and enthusiasm on building a self-storage investment business. In this episode, Tom shares his experience with self-storage investing and how recent inflation has affected his self-storage business. He discusses the resistance self-storage has against recession and a one-of-a-kind checklist for investors to consider when weighing a self-storage opportunity.  HIGHLIGHTS FROM THE EPISODE  1.  Tom's Journey into self-storage investing 00:00 - 5:35   2.  Business planning strategy 5:35 - 8:55  3. Tom's self-storage investing experience 8:55 - 10:30   4.  Impact of inflation on his self-storage business 10:30 - 12:35   5.  Recession resistance of self-storage investing 12:35 - 15:00  6.  Top risks to pay attention to 15:00 - 18:50   7.  Single assets vs. fund model 18:50 - 23:00  8.  Company goals for 2023 23:00 - 24:45   9.  Checklist to get started 24:45 - 27:55  CONNECT WITH THE GUEST Twitter- https://twitter.com/usmresolution LinkedIn- https://www.linkedin.com/in/tomdunkel/ Website- https://belrosestoragegroup.com/ CONNECT WITH THE HOST Website- https://upstreaminvestor.com/ Facebook- https://www.facebook.com/TwoSmartAssets/ Instagram- https://www.instagram.com/upstreaminvestor/ Twitter- https://twitter.com/twosmartassets LinkedIn- https://www.linkedin.com/company/two-smart-assets/ -------------------------------------------------------------------------------------------------------------------------- Listen, like, subscribe, and comment!

Tom Dunkel, Chief Investment Officer of Belrose Storage Group, joins us to discuss how to intentionally build a team, capital structure, what to look for in deals and much more. Connect with Tom at https://belrosestoragegroup.com/ To join the DJE Investor list visit https://www.djetexas.com/access For multifamily mentoring visit https://www.ApartmentEducators.com #MultifamilyRealEstate #ApartmentSyndication #PassiveInvestor #RealEstateInvesting #realestateentrepreneur

Tom Dunkel has a background in corporate finance and over 25 years of real estate and investment experience, Tom brings extensive experience to Belrose Storage Group. Taking the company from a start-up to a world-class organization, Tom has specialized in discounted asset opportunities nationwide since 2006. His financial savvy, open communicative manner, and integrity have seen him help alternative investors achieve their wealth-building goals. As a dedicated mentor to investors and entrepreneurs, Tom has also taught classes on real estate and mortgage note investment at the CAMA Academy along with Belrose Asset Management co-founder Joe Downs. A graduate of the University of Delaware, Tom earned his MBA at the College of William and Mary.   In this episode, Tom shares that his background in corporate finance prepared him well for the real estate world and that he was fired from his job in 2006 when he decided to go off into real estate on his own. He attributes his success to surrounding himself with the right people, learning from his failures, and under-promising and over-delivering to maintain value in his properties. To learn more about Tom, listeners can visit his website at Belrose Storage Group!   [00:01 - 01:38] Opening Segment Tom discusses his background in corporate finance and how and why he chose to go into the real estate world He talks about the lessons he learned during his time as a real estate investor, including the importance of teamwork and having the right people around you     [01:39 - 19:56] Real Estate Businesses Continue to Succeed Despite Economic Turmoil He discusses how things are different now than they were a few years ago, specifically in the area of loan quality and defaults He says that Belrose has been successful in its real estate business by focusing on operations and not over-leveraging Storage is becoming more popular as an alternative to traditional housing, with self-storage facilities located in both urban and suburban areas The storage industry is experiencing growth due to a number of factors, including consumer preference for convenience and stability, macroeconomic trends, and the increasing prevalence of divorce and displacement   [19:57 - 36:26] Closing Segment   Tom emphasizes that storage is becoming increasingly accepted as a convenient and affordable option for people who are downsizing or moving     Tom shares where you can get in contact with him (links below) Quote/s: “Whether it's multi-family or self-storage or residential rentals, whatever it is, it's important for people to take control of their own financial destiny.” – Tom Dunkel You can connect with Tom through him:  Website: Belrose Storage Group Facebook: Belrose Storage Group LinkedIn: Tom Dunkel WANT TO LEARN MORE?   Connect with me through LinkedIn   Or send me an email at sujata@luxe-cap.com   Visit my website www.luxe-cap.com or my YouTube channel   Thanks for tuning in!   If you liked my show, LEAVE A 5-STAR REVIEW, like, and subscribe!

Did anyone hear of Self Storage Investing? Are you thinking of investing in self-storage? Investing in self-storage facilities can be extremely lucrative, whether you choose to actively or passively invest. And if you're not interested in dealing with tenants, but find monthly rental income attractive, there's an alternative form of real estate investing you should look into self-storage facilities. Joining us today is TOM DUNKEL, Managing Director, and Chief Investment Officer at Belrose Storage Group, with a background in corporate finance and over 25 years of real estate and investment experience. Tom brings extensive experience to Belrose Storage Group, taking the company from a start-up to a world-class organization. Tom had specialized in discounted asset opportunities nationwide since 2006, as it was when he decided to go off on his own and pursue real estate investing full-time. A graduate of the University of Delaware, Tom earned his MBA at the College of William and Mary. In this episode, Tom Dunkel discusses their background in corporate finance and why he transitioned into the real estate world. He talks about some of the lessons he learned during those early years, including the importance of teamwork and the necessity of having the right people around you in order to achieve success. Discover more about what you need to know everything about self-storage investing. Compared to some other Real Estate options, Self-Storage has steadier income, smaller expenses, and greater operating margins. Self-Storage is also a great recession-resistant investment. Listen, learn, and gain inspiration and knowledge from the best people in the industry. What You'll Learn From This Episode: A short and sweet introduction to Tom Dunkel's background and what got him into real estate investing. Pitfalls for high-net-worth investors and how to avoid them. Direct real estate investments vs fund investments and their benefits. Is self-storage a good investment for your self-directed IRA? The occupancy rate at self-storage facilities across the country for 40 years How syndication works. Why should you consider participating in equity syndication? S.A.F.E. method in self-storage investing What are the hidden risks for self-storage investors? Connect with Tom Dunkel @ Phone: 610-761-8940 Email: tom@belroseam.com Facebook: https://www.facebook.com/belrosestoragegroup Website: belrosestoragegroup.com Ebook: The Safe Investing Checklist Connect with Corwyn @: Contact Number: 843-619-3005 Instagram: https://www.instagram.com/exitstrategiesradioshow/ FB Page: https://www.facebook.com/exitstrategiessc/ Website: https://www.exitstrategiesradioshow.com Youtube: https://www.youtube.com/channel/UCxoSuynJd5c4qQ_eDXLJaZA --- Support this podcast: https://anchor.fm/corwyn-j-melette/support

Garett Sutton is an attorney, best-selling author, and one of Robert Kiyosaki's Rich Dad Advisors. Garrett has over thirty-five years of experience in assisting individuals and businesses to limit their liability, protect their assets, implement advantageous corporate structures and advance their financial goals. A clear and engaging writer, Garrett authors various books that demystify legal topics and presents them in an understandable and accessible manner. Garrett is the author of Start Your Own Corporation, Loopholes of Real Estate, Writing Winning Business Plans, Buying and Selling a Business, Run Your Own Corporation, The ABCs of Getting Out of Debt, Scam-Proof Your Assets, and his newest book, Veil Not Fail in the Rich Dad Advisor Series. Garrett is also the author of How to Use Limited Liability Companies and Limited Partnerships, Toxic Client, and Finance Your Own Business, which he co-authored with credit expert Gerri Detweiler.   Garrett is the owner and operator of Corporate Direct and Sutton Law Center, which since 1990 has provided clients from around the world with asset protection and corporate formation and maintenance services. Robert Kiyosaki, the best-selling author of Rich Dad, Poor Dad calls Garrett and Corporate Direct “the premiere source for asset protection strategies.” Garett attended Colorado College and the University of California at Berkeley, where he received a B.S. in Business Administration in 1975. He graduated with a J.D. in 1978 from Hastings Law, the University of California's law school in San Francisco. He has appeared in the Wall Street Journal, the New York Times, and various other publications. Garrett enjoys speaking on asset protection strategies and is a frequent lecturer for business groups and the Rich Dad Advisors educational series.   In this episode, Garrett Sutton discusses state filing fees and how they can protect your business from lawsuits. He recommends being realistic about the need for a meeting and having an attorney review your business to make sure you're following all the rules set forth by your state. He discusses the importance of having separate LLCs for business purposes, as well as other important rules to follow when setting up an LLC. He encourages listeners to reach out to him for help with asset protection, as his services are much more affordable than most. To learn more about Garrett, listeners can visit his website at Belrose Storage Group!   [00:01 - 05:33] Opening Segment Garrett discusses his new book, “Veil Not Fail” To maintain asset protection, real estate investors must annually file fees with their state, have a meeting, and follow other rules set by the state   [05:34 - 16:38] Protect Your Assets With An LLC You need to have a separate bank account for your LLC or corporation You can't run an LLC or Corporation through your personal account You must have a registered agent to accept service of process or a notice of a lawsuit The need to have a separate tax return for each entity you own A management company can be used to pay for health insurance premiums or to protect the corporation from lawsuits The many types of LLCs that can be used for asset protection It is easy to switch registered agents, and having multiple registered agents can be annoying   [16:39 - 21:18] Closing Segment Garrett encourages listeners to book a 15-minute call with him to discuss asset protection options   Garrett shares where you can get in contact with him (links below)     Quote/s: “You want the world to know that they're doing business with a corporation or an LLC on your checks, on your contracts, and on your business cards.” – Garrett Sutton   You can connect with Garrett through his:  Website: Corporate Direct Facebook: Corporate Direct Twitter: Garrett Sutton LinkedIn: Garrett Sutton YouTube: Garrett Sutton   WANT TO LEARN MORE?   Connect with me through LinkedIn   Or send me an email at sujata@luxe-cap.com   Visit my website www.luxe-cap.com or my YouTube channel   Thanks for tuning in!   If you liked my show, LEAVE A 5-STAR REVIEW, like, and subscribe!

With us today is Tom Dunkel, with a background in corporate finance and over 25 years of real estate and investment experience, Tom brings extensive experience to Belrose Storage Group. Taking the company from a start-up to a world-class organization, Tom has specialized in discounted asset opportunities nationwide since 2006. His financial savvy, open communicative manner, and integrity have seen him help alternative investors achieve their wealth-building goals. As a dedicated mentor to investors and entrepreneurs, Tom has also taught classes on real estate and mortgage note investment at the CAMA Academy along with Belrose Asset Management co-founder Joe Downs. A graduate of the University of Delaware, Tom earned his MBA at the College of William and Mary.   In this episode, Tom Dunkel discusses their background in corporate finance and why he transitioned into the real estate world. He tells us that 2006 was a pivotal year for him, as it was when he decided to go off on his own and pursue real estate investing full-time. He talks about some of the lessons he learned during those early years, including the importance of teamwork and the necessity of having the right people around you in order to achieve success. To learn more about Tom, listeners can visit his website at Belrose Storage Group!   [00:01 - 01:37] Opening Segment Tom discusses his background in corporate finance and how and why he transitioned into the real estate world He talks about the lessons he learned during the tough times he experiences when he first started out in real estate     [01:38 - 34:22] The Potential For Growth With Self-Storage Industry It is important to surround yourself with the right people and to have a team that is complimentary to your goals He reflects on his time as a distressed debtor, how he was able to turn that around and start their own real estate business He explains that a self-storage is a place where they have settled because it's a stable industry with good potential for growth Storage is a great asset because it is predictable and tax-advantaged Self-storage is becoming more popular, with facilities popping up in malls and other areas of commerce The current day environment is inflationary and interest rates are going up, which affects storage's profitability The company is conservative in its projections and avoids overlapping itself   [34:23 - 37:29] Closing Segment Tom advises listeners to take control of their financial destiny is key and he provides a helpful resource in the form of an eBook on his website Tom shares where you can get in contact with him (links below)     Quote/s: “It's important for people to take control of their own financial destiny.” – Tom Dunkel   You can connect with Tom through his:  Website: Belrose Storage Group Facebook: Belrose Storage Group LinkedIn: Tom Dunkel     WANT TO LEARN MORE?   Connect with me through LinkedIn   Or send me an email at sujata@luxe-cap.com   Visit my website www.luxe-cap.com or my YouTube channel   Thanks for tuning in!   If you liked my show, LEAVE A 5-STAR REVIEW, like, and subscribe!

I couldn't think of a witty title for this episode simply because Tom left me with so much to think about. It's not a secret I have been wrestling with the idea of investing in self-storage for some time, and this episode made the asset even more promising to me, and I think you'll see why. Tom Dunkel is the Chief Investment Officer of Belrose Storage Group, and a member of Hunter Thompson's RaiseMasters, and today he discusses all the ways self-storage differs from multi-family investment, and often times for the better. Find Belrose Storage Group, their investor portal, and their e-book The Safe Method here: https://belrosestoragegroup.com/the-team --- Send in a voice message: https://anchor.fm/yieldcoach/message

Despite the fact that the stock market keeps dropping and the Fed keeps raising interest rates, it's not all doom and gloom–especially if you're looking to add the top-performing real estate sub-sector of 2021 to your portfolio. Joining me to talk about the opportunities in this real estate space is Tom Dunkel. Tom is the Chief Investment Officer at Belrose Storage Group. He's an expert in self storage and syndications, with a background in corporate finance and over 25 years of real estate investing experience. Tom has helped take the company from a start-up to a world-class organization and is a dedicated mentor to investors and entrepreneurs. In our conversation, Tom talks about why the demand for self storage is at an all-time high and shares tips on how you can add self storage investments to your portfolio without taking on additional risk. You'll also learn his preferred methods for syndicating and recruiting investors and how they can become a value-add partner to your next deal. Key Takeaways with Tom Dunkel What makes self storage such a great investment for people looking for a steady flow with solid growth prospects. How Tom's team finds self storage assets and investors. What your typical deal structure and returns should look like on self storage properties. How to protect yourself from the myriad ways a self storage deal could go south. The 5 core values that Belmont Storage group has learned on their entrepreneurial journey. The 4 components of Tom's SAFE investing method. Want the Full Show Notes? To get access to the full show notes, including audio, transcripts, and links to all the resources mentioned, visit https://acceleratedinvestorpodcast.com/324 Rate & Review If you enjoyed today's episode of The Accelerated Real Estate Investor Podcast, hit the subscribe button on Apple Podcasts, Spotify and YouTube so future episodes are automatically downloaded directly to your device. You can also help by providing an honest rating & review over on Apple Podcasts. Reviews go a long way in helping us build awareness so that we can impact even more people. THANK YOU! Connect with Josh Cantwell Facebook YouTube Instagram LinkedIn Twitter Sign up for the Forever Passive Income Partnering, Mastermind and Coaching Program with Josh Cantwell To unlock your potential and start earning real passive income, visit joshcantwellcoaching.com

 Want to become financially free through real estate? Check out our eBook to learn how to jump start a cash flowing real estate portfolio here https://www.therealestateinvestingclub.com/real-estate-wealth-bookIn this episode of The Real Estate Investing Club I interview Tom Dunkel, With a background in corporate finance and over 25 years of real estate and investment experience, Tom brings extensive experience to Belrose Storage Group. Taking the company from start-up to world-class organization, Tom has specialized in discounted asset opportunities nationwide since 2006. His financial savvy, open communicative manner and integrity have allowed him to help alternative investors achieve their wealth-building goals. As a dedicated mentor to investors and entrepreneurs, Tom has also taught classes on real estate and mortgage note investment at the College of William and Mary, and the CAMA Academy along with Belrose Asset Management co-founder Joe Downs. A graduate of the University of Delaware, Tom earned his MBA at the College of William and Mary.. Tom Dunkel is a real estate investor who has a great story to share and words of wisdom to impart for both beginning and veteran investors alike, so grab your pen and paper, buckle up and enjoy the ride. Want to get in contact with Tom Dunkel? Reach out at https://belrosestoragegroup.com/https://belroseselfstorage.investnext.com/https://www.facebook.com/belrosestoragegrouphttps://www.linkedin.com/in/tomdunkel/https://www.linkedin.com/company/belrose-storage-group/Enjoy the show? Subscribe to the channel for all our upcoming real estate investor interviews and episodes.************************************************************************GET INVOLVED, CONNECTED & GROW YOUR REAL ESTATE BUSINESSLEARN -- Want to learn the ins and outs of real estate investing? Check out our book at https://www.therealestateinvestingclub.com/real-estate-wealth-bookCONNECT -- Want to join one of the most active Facebook Groups for Real Estate Investors? Click here to join: https://www.facebook.com/groups/2940993215976264PARTNER -- Want to partner on a deal or connect in person? Email the host Gabe Petersen at gabe@therealestateinvestingclub.com or reach out on LinkedIn at https://www.linkedin.com/in/gabe-petersen/GROW -- Want for us to bring you leads and run your real estate digital marketing? Reach out to our partner agency at https://www.therealestateinvestingclub.com/off-market-lead-generation-servicesWATCH -- Want to watch our YouTube channel? Click here: https://bit.ly/theREIshowMASTERY -- Want to learn how to master your life by mastering your health, wealth, relationships and spirit? Check out our sister podcast, Pursuing Greatness, at https://www.pursuinggreatnesspodcast.com************************************************************************ABOUT THE REAL ESTATE INVESTING CLUB SHOWThe Real Estate Investing Club is a podcast and YouTube show where real estate investing professionals share their best advice, greatest stories, and favorite tips as a Support the show

Tom Dunkel is the Managing Director of Belrose Storage Group with a background in corporate finance and over 25 years of real estate and investment experience. He has specialized in discounted asset opportunities nationwide since 2006. As a dedicated mentor to investors and entrepreneurs, Tom has also taught classes on real estate and mortgage note investment at the CAMA Academy along with Belrose Asset Management co-founder Joe Downs.   In this episode, Tom talks about why you should be investing in self-storage real estate, what you need to know before investing and how you could make sure you are investing SAFEly.   [00:01 - 06:06] From Corporate America to Real Estate Investor A Financial Analyst who transitioned to real estate in 2006 and learned a lot of hard lessons that he'd use in his business today The secret to business success is finding the right team who has the same core value     [06:07 - 10:00] Self-storage Real Estate is A Good Investment Self-storage is getting a lot of attention lately because of its resiliency How to find opportunities in the space Running a self-storage facility is inexpensive with an operating expenses ratio of around 30% range   [10:01 - 19:43] Consider These Before Making Investment Decisions   Here are things you need to consider when investing in a self-storage facility: Have a deep dive into the market such as diversification of employment Supply index Check data Google Analytics Using the triangulation method in research The common pitfalls in self-storage investing and how you could avoid them Tom compiled and wrote a free ebook S.A.F.E. (Sponsor, Asset, Financials, Exit)  Investing   [19:44 - 21:35] Closing Segment Reach out to Tom!  Links Below Final Words Tweetable Quotes   “We find that the successes that we do have is largely because of the of the people that we surround ourselves with.”  - Tom Dunkel “​​Sponsor is a huge thing. What's their track record? Where have they been? Where are they going?” - Tom Dunkel -----------------------------------------------------------------------------   Looking to invest or sell your storage facility? Connect with Tom at www.belrosestoragegroup.com and download the S.A.F.E. Investing ebook for FREE here: https://belrosestoragegroup.com/for-investors Connect with me:   I love helping others place money outside of traditional investments that both diversify a strategy and provide solid predictable returns.     Facebook   LinkedIn   Like, subscribe, and leave us a review on Apple Podcasts, Spotify, Google Podcasts, or whatever platform you listen on.  Thank you for tuning in!   Email me → sam@brickeninvestmentgroup.com Want to read the full show notes of the episode? Check it out below: [00:00:00] Tom Dunkel: It's a little bit of art, a little bit of science. But basically, we're just wanting to see that the storage facilities in that market ideally for us, we want to see that the facilities are full. So we don't stop just looking at the actual data, we actually get on the horn, get on the phone, and we call these facilities and we make sure that what we're seeing in our databases and in the analysis is lining up.   [00:00:38] Sam Wilson: Tom Dunkel has been involved in corporate finance, mergers, and acquisitions until 2006. But since then, he's been a full-time investor focused solely on self-storage. Tom, welcome to the show. [00:00:50] Tom Dunkel: Hey, Sam, great to be here with you,   [00:00:52] Sam Wilson: Hey man, I appreciate you coming on. There are three questions. Tom, I ask every guest who comes on the show. In 90 seconds or less? Can you tell me where did you start? Where are you now? And how did you get there?   [00:01:01] Tom Dunkel: Sure. Well, I started out in corporate america, after getting my MBA in finance and accounting, I came out as, you know, Financial Analyst, Excel spreadsheet nerd. So I was able to kind of learn a lot from that I was with a couple of companies that were growing aggressively through acquisition in the aerospace industry and a couple of other industries, but always wanted to get into real estate. So I chose the worst time in history to get into real estate, which was 2006. I learned a lot of hard lessons as first few years, but I wouldn't change it for the world. I'm super excited about where I am. I don't feel like I'm working at all, and I just come to work excited. Just about every day. Not every day, that would be a stretch, but just about every day. So that's where I am.   [00:01:50] Sam Wilson: Man, that's really, really cool. 2006. Well, you didn't know it in 2006, that it was going to be the worst time in history to get involved in real estate. What were some of the things that you took away from that period of time that maybe you're using as a lesson in, in your business today?   [00:02:11] Tom Dunkel: Sure, yeah. Still, to this day, Sam. Can't do it by yourself. You gotta have a solid team around you, coming out of corporate America, and I had a great career to that point, you know, great education worked with some phenomenal people and great training all that I thought I, you know, that having my own business was going to be a breeze. But I learned very difficult lessons. That was not easy. I needed to have the right people around me. And especially at that time in the real estate cycle, when the world was going crazy. And the bubble was bursting at all that I just I didn't have the right people around me. And so I paid that price. So it's definitely been a focus of mine. Ever since then.   [00:02:50] Sam Wilson: Did you lose your portfolio in 2008?   [00:02:55]  Tom Dunkel: So I didn't. So good news there, but I was just hanging on by a thread, I ended up having to just get rid of some properties at a loss. And thankfully, at that kind of, voluntarily, shall we say, you know, not that none of them were snagged away from me by the bank. So I was able to avoid that, which was great. But I just had a huge marketing budget. So I was, you know, just bleeding cash from my marketing budget. And I did have some people, and my, you know, my lease and you know, for my office space and all that stuff. So that was just the bleed that just really was painful over those next few years. Yeah, absolutely.   [00:03:38] Sam Wilson: And you said one of the things that you have changed since then, is the team around you? What does that mean?   [00:03:44] Tom Dunkel: Well, I guess it was my good fortune in 2009, met my now business partner, Joe downs, we've been business partners ever since then. And I think I didn't realize that at the time. And this was just something that came out of a leadership exercise we did recently when we were going through our core values as a company. But I think Joe and I just connected on a values level. We're both family men and had kids and we wanted to be part of our kids' lives. We didn't want our company to rule our lives. And so but we also had ambitions about you know, being the best we could be in our field and achieving goals for ourselves and our families. I think we just we initially just connected on that kind of level. Initially, our backgrounds were similar but different but you know, financial related, both real estate related, but we just kind of came at it from different angles, but ever since then, we've just been trying to find the right people. It doesn't always work out right. As best as you might try. You're going to run into partnerships or employees or whatever that don't quite work out the way that you want. But like we find that the second success that we do have is largely because of the people that we surround ourselves with, and that's why we're really excited right about where we are in self-storage right now because we just haven't we have just a great team around us.   [00:05:05] Sam Wilson: That is awesome. I love that because that's a common question. You know, the common question in this kind of train of thought is like, how does someone go about if they are scaling their real estate portfolio? Because like you said, it's a team sport. I love that you said at the beginning that having the right team, but how do you find the right people to work with? And I think you hit it on the head is maybe not necessarily starting with a lot of things we probably start with. But starting with a core value, like, are we aligned philosophically? And if we're not, probably not going to work out.   [00:05:40] Tom Dunkel: Correct? Actually reminds me, Sam of a time back when I was getting out of business school, and I was interviewing on Wall Street with some companies up there. And I remember just meeting this one guy, and basically all he did was work. He pretty much blew off his family and his friends, and he just wanted to work and get that money and get that power, or whatever, you know, is light in his fire at the time. And I was like, man, this is not the environment I want to be.   [00:06:07] Sam Wilson: Right. Absolutely. Absolutely. Let's talk a little bit about self-storage. I mean, this is an asset class that's had, I don't know which asset class hasn't had a ton of attention. So I say it's had a ton of attention as if others have been neglected, but I don't think they have. But tell me about self-storage, why you guys are in self-storage and how you're finding opportunity? [00:06:30] Tom Dunkel: Yeah, sure. I think Sam, self-storage actually has been a little bit neglected over the years, because it's, it's been a little bit of a redheaded stepchild in commercial asset classes, you know, multifamily, you know, senior housing, student housing and those kinds of medical office, those kinds of asset classes have definitely been attracting a lot of attention. But I think, especially now that we're on the tail end of the pandemic, I think, folks out there seeing how resilient self-storage is, and continues to be. And so it's getting a lot of attention now from some big money, investors. And so we were just thankful to be in the place where we are. And I think the reason Sam is that, that self-storage is getting a lot of attention because it is resilient, we have a slide at our investor deck, that goes back to the 1980s. And it shows the United States economy, you know, jumping around like this, over that time period, you know, expansions, contractions, recessions, depressions and all that fun stuff. And on the top of that, we have a wine goes about like this very slow and steady, but it's the occupancy level of self-storage facilities over that same time. And it just sort of gently floated between 80 and 90%, during that entire time period. And it's, that's, that's a huge thing. It's very resilient. In that regard. It's very inexpensive to run a self-storage facility. So like our operating margins are generally in the 30-ish percent range or excuse me, our operating expense ratios in the 30% ish range, which means our net operating income is in the 70-ish percentage range. So lenders love it, because there's plenty of cash flow there to cover the debt. And our investors love it, because there's plenty of cash flow left over to pay a nice dividend to them along the way. So those are two big reasons. We love storage.   [00:08:26] Sam Wilson: Absolutely. stability of the product is huge. You know, like you said, over a 30-year, however many years you had their 30 or 40-year trend, it's pretty, pretty consistent. And, you know, consistent is the name of the game. One of the I was in Asheville, North Carolina this last last weekend with some friends, we were over there, doing some mountain biking and as I drove through Asheville, we're driving on this one road, I can't remember the name of it, but I don't know every I don't know to call it every mile. There was a new self-storage facility, not a new one, but a self-storage facility. None of them particularly huge on particularly small, but I just kept driving and you know, some would have boat and RV storage. Some would be just regular storage, some of the climbing trolls some wouldn't. And as not, as someone who is I'm a passive investor in self-storage opportunities and other syndicators like yourself, but I don't actively go out and buy necessarily just straight self-storage. I just kept driving by all this stuff. I'm like, one, there seems to be a lot of it. In two, I go, how in the world? Do I, as an investor, look at all of these and say, Oh, I'll buy that one, but not that one. Or that one is better than this. When I go all of this looks the same to me. I don't see opportunity here. Tom, please tell me why I'm wrong and how someone maybe in a similar situation could make sense of what they're looking at.   [00:09:51] Tom Dunkel: Sure. Well, first of all, I have to point out that we own a facility right outside of Asheville, so I have a baby it drove right by.   [00:09:57] Sam Wilson: It was 191 I think was the road it was on. So maybe that was it.   [00:10:01] Tom Dunkel: Yeah, we're on. We're on smokey Park highway out there. But, uh, anyway? No, it's a great question. And it's certainly one of the things we look at very very, very closely because I'd rather own a mediocre-looking facility and a great market than vice versa, right. So before we acquire a facility, we're doing a deep dive on the market, we're making sure it's a diversified economy, that it's not like a one factory kind of town, where if that factory goes out of business, the whole town goes out of business. So we're looking for that nice diversification of the employment base, we're looking for low unemployment and looking for growing jobs, growing population, all of these things that are that point to it being a healthy area, including income and, and those kinds of things. So as far as competition goes, he touched on that. There are a couple of different ways that we look at that Sam, one is from the supply side, right, so we calculate what we call a supply index. And that's basically, we calculate the square footage per person in that in that particular one, three and five-mile ring around that facility. And the equilibrium is, varies from place to place. And it's not super scientific, but it's about seven feet, seven square feet per person. So if we do our analysis, and we see that it comes in at two feet per person, we're finding that market is out of equilibrium and is under supplied, if it comes out at 15 feet per person, we're going to have to take a close look at that, because that looks that's suggesting, not determined but it's suggesting that that market might be oversupplied. So we're doing that analysis on the supply side, from the demand side, we actually look at Google Analytics. So we look at how many folks in that market are searching for self-storage on Google. And that gives us a little sense of what's happening on the demand side of that equation, because it could very well be that there's a 15 square foot per person market that still has a high demand, try to find that supply and demand curve. How how do you take that data from Google Analytics from Hey, who's searching for this? How many searches in this one, three and five mile radius? And then connect that to and draw meaningful conclusion? Well, it's,   [00:12:31] Tom Dunkel: It's a little bit art, a little bit of science. But basically, we're just wanting to see that the storage facilities in that market ideally, for us, we want to see that the facilities are full. So we don't stop just looking at the actual data, we actually get on the horn, get on the phone, and we call these facilities and we make sure that what we're seeing in our databases and in the analysis is lining up. So we're calling those facilities seeing what are their what's their occupancy, and what are their rate trends are the rate trends going up. That's been the case the last couple of years, but sometimes rates do come down. So we want to see that as well. So it's really I guess what I would say, Sam, is it's kind of a triangulation process duo are kind of looking at the, the facility from multiple angles and just making our assessment to see, you know, if it's an attractive opportunity, or not,   [00:13:29] Sam Wilson: How much time do you spend making that? triangulation? Like, is it okay, we think we have an opportunity? Or do you do all the triangulation work ahead of time and then find facilities inside of that area that you want to buy? Which way? Does that work? [00:13:47] Tom Dunkel: Yeah, it's, it's a little bit of both ways. Because we do outreach, we have an internal process to generate our leads where we are reaching out directly to self-storage owners. And we find no big surprise, we find that that's where the best opportunities are. Once we find a facility that then we kind of run it through our process, and to find out, you know, what are the supply and demand dynamics in that particular market? And once we acquire a facility, Sam, then we start looking at the facilities proactively around that area so that we can try to build a presence, because obviously, if we're acquiring this one facility, and there's another facility, you know, 510 15 miles away, pretty good chance that we're going to like that market as well.   [00:14:34] Sam Wilson: Right, man, that's great. That's great. Thanks for taking, taking the time to break down. You know, how you guys are valuing an asset and how you say, Hey, this is a good buyer. This is not a good buy. That's, that's some tactical information there. So certainly appreciate that. So don't worry about this. Let's talk risks in self-storage right now. Do you see any risks or hidden risks for yourself? towards investor.   [00:15:01] Tom Dunkel: Sure, I mean, there's always there always is a risk that a particular market like, you know, obviously we're doing our analysis, as of today, we do have some visibility into the pipeline of new facilities coming online. And so we incorporate that into our analysis as well. So we'll we'll add in that square footage when we're looking at the supply index, etc. But it's, it's, if a big, if a Big Read is coming in, like a public storage, extra space, cube smart, what have you, a lot of times, because they're the 800-pound grill in the market, although more on that in a second, they what they'll do is they'll come in to a market and they'll artificially push down their rates to attract customers to lease up their facility. So obviously, that has ripple effects through a market and that's certainly a risk. That's somewhat out of our control. If we don't see that project, coming down the pipeline. Now, I did say 800-pound gorilla, and they certainly have massive resources, there's big companies so that they can, they can absorb that kind of, you know, lower rates for a period of time. But I do want to point out to the folks out there that those big guys I just mentioned, they're really only commanding and self-storage, about 25% of the market, give or take. So 75% of the market is either smaller regional players like ourselves or Moms and Pops. And so that's another huge thing that we love about the self-storage industry right now, Sam is that a lot of the owners out there are moms and pops, they're not running their storage facilities very well, which creates huge opportunities for companies like Dell or a storage group.   [00:16:48] Sam Wilson: Now that's great. I absolutely love it. Let's talk a little bit about some of the pitfalls, I guess, you see, in general, you know, there's a lot of us, you know, we raise capital here at the Brecon Investment Group. I know you guys probably take outside capital as well. What would you say to a high net worth investor? You know, what are some risks you see on that front? Maybe? And how could a high net worth investor potentially avoid investing in or making a mistake? That could cost him a lot of money.   [00:17:19] Tom Dunkel: That's a great question, Sam. And it's something as a high net worth investor myself since 2006. I've been through a lot of different investments I've invested in multifamily deals, I even looked at a COVID-friendly convenience store. A drive-thru convenience store concept. So I've looked at a lot of different deals out there myself. But I think it comes down to a few things. And I don't know if you asked that question on purpose. But we did. Over the years, all these lessons that I've learned these mistakes I've made, we actually compiled it down into an ebook. It's available on our website we call S.A.F.E. Investing. So save is an acronym sa fe. S stands for sponsor, and Sam sponsor is huge, right? I mean, we have these nine-figure net worth, guys that we do business with. And they tell us flat out and say, Hey, we come to you guys, because we do business with you over the years. And we trust you we know, you know, even if a deal doesn't go well, we at least know that you're going to give it your all and make the best out of it that you can. So sponsor is a huge thing. You know, what's their track record? Where have they been? Where are they going? You know, all those? Is it a team? Or is it just a guy with a gmail.com? Email address? A is for asset is what is the asset that you're investing in? Do you really understand that? What's the market? Is it in? What's that business? Is it something you can explain to your kids, you know, that kind of thing? F is for Financials. So what are the financial projections? Are they reasonable? Has the sponsor delivered these kinds of financial results in the past? You know, those kinds of things? And then E is for exit. How do I get out of this thing? It's not like you can go to schwab.com. If you're in a Belrose, storage group, self-storage, syndication, and click, click, click and sell your position. Unfortunately, it doesn't work that way. If you're investing in one of our deals, you need to be comfortable having your money tied up in that deal for 234 years, depending on what the strategy is that we're employing at that particular facility. So it's a free ebook available on our website. You don't have to give me your name, address, phone number, social security number, anything like that. It's just there on the homepage as a little value add back to the investor community from us to you,   [00:19:43] Sam Wilson: Man, that's great. I did not say you think I teed that up and that was a question and man you not only answered it, but you also got a free resource there as well. So that's all good. All good timing. It's funny how that worked out. Tom, thanks for taking the time to come on the show today, you've certainly given us a lot of things to think about as far as underwriting assets, and how to look at how to evaluate a marketplace. You know, next time when I drive through Asheville and I go, gosh, there are seven storage facilities in a three-mile stretch of highway on how to think about that a little bit differently. So certainly appreciate that. And then also, you know, of course, given us that free resource there on your website. I do. I do appreciate you coming on today and sharing with us if our listeners want to get in touch with you and learn more about you what is the best way to do that?   [00:20:31] Tom Dunkel: Sure, I would love for folks to reach out to us at Belrosestoragegroup.com You will have my contact information on there, as well as the opportunity to register in our investor portal. We're super active in the self-storage space, and we are raising equity for our upcoming opportunities and band. They are really popping right now. We're seeing some great deals out there. So we'd love for folks to reach out to us through their register on our portal, you'll get notified of all of our upcoming investment opportunities. [00:21:05] Sam Wilson: Fantastic. Tom, thank you for your time today. I do appreciate it. 

Self-storage has always been one of the most dependable asset classes in real estate investment, and on today's show we are lucky enough to sit down with Tom Dunkel from Belrose Storage Group to hear all about the business he and his team have built in the space! Our guest does a great job of sharing the process that Belrose goes through when evaluating deals, the best facilities for their needs, and why their hold period is so much shorter than the norm. We also get to cover some of Tom's thoughts about credit lending, looking for off-market deals, and which capital expenditure areas are the best to prioritize to boost revenue. Tom underlines the value of having a strong and energetic team, and how much he has relied on those around him for the success he has experienced! Near the end of our chat, Tom gets very honest about the unusual challenges he faced in his entrepreneurial journey, and the limitations of his upbringing that threatened to hold him back from reaching the heights that he now has. So to catch it all in this fascinating exploration of an asset class that might just work for you and your investment goals, listen in!Key Points From This Episode:A look at the criteria that Belrose uses to evaluate potential acquisitions.  Thoughts on the strengths of self-storage; resiliency and the main drivers for its usage. The types of facilities that Belrose focuses on, and what has informed these preferences. Unpacking Belrose's hold period and their approach to pushing rates early on in response to the demand curve. Tom's thoughts on debt and the types of credit lenders they liaise with.  The primary considerations for Tom with a new site: relative rents, the status of the market, diversification in the economy, and more!How direct links to self-storage owners enable Belrose to find great off-market deals. Hybrid strategies for different sized facilities. The best CapEx factors to focus on to boost occupancy and rental prices. Innovations in the self-storage space that Tom finds exciting. How Tom and Belrose's underwriting process has evolved recently in reaction to increased inflation.Capital raising in today's climate; Tom talks about how this plays out in the self-storage space. Lessons and learnings from Tom's journey, and the obstacles he encountered on the way to being a successful entrepreneur.   Advice for overcoming the early challenges when entering the real estate business.How to get hold of Tom and Belrose Storage Group online!Links Mentioned in Today's Episode:Tom Dunkel on LinkedInBelrose Storage GroupCubeSmartVertical Street VenturesPassive Income Through Multifamily Real Estate Facebook GroupPeter Pomeroy on LinkedInPeter Pomeroy Email

Never underestimate the power of being surrounded by the right people, and today our guests Tom and Joe, will be imparting important business lessons on why a good team matters. So, if you want to know about building a team, processes, and systems in place, listen to this episode and get ready to learn some essential points!WHAT TO LISTEN FORThe crucial function of a good team and its core values in a successful self-storage businessImportance of self-reflection in learning how to delegate tasks and responsibilitiesHow to effectively build a business structure, organizational chart, and systemsThe right time to hire new staff and the things to considerWhat is S.A.F.E Method and what's this for?RESOURCES/LINKS MENTIONEDWho Not How by Dan Sullivan | Paperback  https://amzn.to/3Am9yyh & Audiobook https://amzn.to/3NISNQCEntrepreneurial Operating System https://www.eosworldwide.com/The E Myth by Michael E GerberSAFE Method 2022 (pdf) https://img1.wsimg.com/blobby/go/89309fda-5657-446a-ba22-a8efa50118fe/downloads/SAFE%20Method%202022.pdf?ver=1656443029105ABOUT TOM DUNKEL AND JOE DOWNSTom Dunkel was in corporate finance along with over 25 years of real estate and investment experience, and has also taught classes on real estate and mortgage note investment at the CAMA Academy and is also a graduate of the University of Delaware, where he earned his MBA at the College of William and Mary. Joe Downs brings years of commercial real estate experience to their company, specializing in mortgages and distressed debt and a background as a licensed financial advisor with American Express Financial Advisors, Prudential Securities, and CapWest Securities. He now specializes in private mortgage, investment management, commercial real estate financing, and alternative investment opportunities for the Belrose Storage Group. Joe was also a licensed realtor and attended Villanova University where he majored in finance. Tom and Joe are both members of our self-storage mastermind and have developed a team of superstars that has allowed them to hit the ground running in self-storage and quickly scale to become formidable players in our space.CONNECT WITH TOM AND JOE Website: Belrose Storage Group, LLC https://belrosestoragegroup.com/CONNECT WITH USWebsite: https://www.selfstorageinvesting.com/Facebook: https://www.facebook.com/selfstorageinvestingTwitter: https://twitter.com/SelfStorageGuyLinkedIn: https://www.linkedin.com/in/scottameyers/Youtube: https://www.youtube.com/user/SelfStorageInvestingInstagram: https://www.instagram.com/self_storage_investing/Subscribe so you never miss a NEW episode! Leave us an honest rating and review on Apple Podcast.

Ever wondered how to get into self-storage investing or real estate syndications? Special guest Tom Dunkel explains how to get started. Belrose Storage Group: https://belrosestoragegroup.com/

Self-storage has quickly become one of the most popular commercial real estate investments in the past few years. Learn why self-storage is a good investment, plus some tips and tools to help you become an informed investor in today's episode with Tom Dunkel. Tune in and acquire the knowledge to capitalize on this expanding market right now!WHAT YOU'LL LEARN FROM THIS EPISODE Why is teamwork essential to your company's success?The advantages of investing in self-storage propertiesPowerful capital raising advice for business growthWhat is “S.A.F.E. Investing” all about?Best resources to help you master real estate investingRESOURCES/LINKS MENTIONEDSharpe Ratio https://www.forbes.com/advisor/investing/sharpe-ratio/Pitch Anything by Oren Klaff | Hardcover https://amzn.to/3yi56iv  and Kindle https://amzn.to/3QLGkhPFlip the Script by Oren Klaff | Paperback https://amzn.to/3yjqDYj and Kindle https://amzn.to/3Ny8Q41 Who Not How by Dan Sullivan | Paperback https://amzn.to/3brDpLe and Kindle https://amzn.to/3bqkTmeThe Last Place on Earth by Roland Huntford | Paperback https://amzn.to/3NoFTqN and Hardcover https://amzn.to/39TRalhAre you interested in getting the necessary framework to minimize risks and meet your investment goals? Visit https://belrosestoragegroup.com/ to download Tom's “S.A.F.E. Investing” for free and achieve security, income, and growth for your business today!ABOUT TOM DUNKELTom is the Managing Director of Belrose Storage Group. He has a background in corporate finance, over 25 years of experience in real estate investing, and has concentrated on nationwide opportunities for discounted asset purchases since 2006. His financial acumen, transparent communication style, and integrity have helped alternative investors achieve their wealth-building goals. He received a bachelor's degree from the University of Delaware and an MBA from the College of William and Mary. Along with Joe Downs, co-founder of Belrose Asset Management, he has mentored investors and business owners by teaching real estate and mortgage note investment classes at the CAMA Academy.CONNECT WITH TOMWebsite: Belrose Storage Group, LLC https://belrosestoragegroup.com/Email: tom@belroseam.comPhone Number: 610-761-8940CONNECT WITH USGreen Light Equity Group - http://www.investwithgreenlight.com/For a list of Virtual Meetups - Email: tate@glequitygroup.com | chelsea@glequitygroup.com Special Announcement! Tate's brand-new audiobook "F.I.R.E.-Financial Independence Retire Early Through Apartment Investing" is downloadable! Go to: Green Light Equity Group: http://www.investwithgreenlight.com/.Do you have difficulty underwriting deals? Never worry about getting your numbers wrong with Real Estate Lab, a cloud-based platform for investors. Sign up at https://www.realestatelab.com/ using the promo code TAG2 to get 10% off your first 12 months. Automate your acquisitions and underwriting like a boss now!

Tom Dunkel is the managing director of Belrose Storage Group. Tom has a background in corporate finance and over 25 years of real estate and investment experience. He has also specialized in discounted asset opportunities nationwide since 2006. His financial savvy, open communicative manner, and integrity have seen him help alternative investors achieve their wealth-building goals. Tom holds an undergraduate degree from the University of Delaware and an MBA from the College of William and Mary.Main Points:Direct real estate investments vs. fund investmentsIs self-storage a good investment for my self-directed IRA?Are self-storage facilities good investments?Why should a high-net worth investor consider self-storage facility syndications?Is now a good time to invest in self-storage facilities?Why should I consider participating in an equity syndication? What are the pros/cons of equity syndications?Connect with Tom:www.linkedin.com/in/tomdunkel/ www.belroseam.com/

We're back with another episode highlighting self-storage investing with today's fun birthday guest, Tom Dunkel. Don't miss the helpful tips he shares for aspiring storage investors and let his crazy happy story inspire you in your real estate journey. Expand your investing knowledge and unleash the savvy investor within you! Key takeaways to listen for Ideal real estate investment with great returns and less hassle What are distressed mortgage notes and how can one operate in this space? Top factors to consider in selecting storage go-to markets Latest key self-storage market trends to watch out for Resources mentioned in this episode US Mortgage Resolution   About Tom Dunkel Tom is the Managing Director of Belrose Storage Group with a background in corporate finance and over 25 years of real estate and investment experience. He has specialized in discounted asset opportunities nationwide since 2006, taking the company from start-up to world-class organization. His economic knowledge, open communication style, and integrity have enabled him to assist alternative investors in achieving their wealth-building goals. Tom has also taught real estate and mortgage note investment classes at the CAMA Academy with Belrose Asset Management co-founder Joe Downs as a dedicated mentor to investors and entrepreneurs. Connect with Tom Website: Belrose Storage Group Facebook: Tom Dunkel LinkedIn: Tom Dunkel Email: tom@belroseam.com  Phone: 610-761-8940   Connect with Leigh Please subscribe to this podcast in iTunes or in the Podcasts App on your phone, and never miss a beat from Leigh by visiting https://leighbrown.com. DM Leigh Brown on Instagram or on Twitter or any social networks by clicking here. Subscribe to Leigh's other podcast Real Estate From The Rooftops! Sponsor Leigh Brown University Enroll NOW to start scaling YOUR Real Estate business! Link: https://www.leighbrownuniversity.com/advanced

Tom Dunkel is the Managing Director of Belrose Storage Group. He has specialized in discounted asset opportunities nationwide since 2006. His financial savvy, open communicative manner, and integrity have seen him help alternative investors achieve their wealth-building goals. He is also a dedicated mentor to investors and entrepreneurs. Episode Spotlights- Why Invest In Self Storage - Discussing Lending, Exit Cap Rate, Loans, LTV for Self- Storage Facilities - Vetting Poorly Managed Properties And Turning Them Around - Rennovating and Raising Rates Of Storage Facilities - Book Recommendations- The Last Place On Earth- Who Not HowConnect with Tom DunkelWebsite: https://belrosestoragegroup.com/Email: Grab your freebie - Tips for Multifamily Investing at www.ushacapital.comFound this episode insightful? Show us some love by spreading the word on social media or  rating and reviewing the show here- https://podcasts.apple.com/us/podcast/multifamily-ap360/id1522097213Follow Rama on socials!LinkedIn | Meta | Twitter | InstagramConnect to Rama KrishnaE-mail: info@ushacapital.comWebsite: www.ushacapital.com