221. Self Storage Investing How She Makes $41,000Month From “Boring Metal Boxes”
The UpFlip Podcast
Expenses, NOI and Why Storage Is Lean
Bree breaks down the typical 35% expense ratio and compares storage favorably to multifamily.
Imagine making money while relaxing on a beach in Greece, not because you’re a crypto genius, but because you own metal boxes on a dirt lot. That is the reality for Bree Hartman, a former personal trainer who traded "trading time for dollars" for the high-margin world of Self-Storage Investing.
In this episode of UpFlip, Bree breaks down how she built a portfolio of over 100,000 sq ft of storage space. She explains why self-storage crushes residential real estate (lower expenses, no evicting families) and how to find "Mom and Pop" owners who still run their multi-million dollar businesses on yellow notepads.
In this episode, you’ll learn:
The Golden Mantra: Why "No Toilets, No Tenants, No Employees" makes storage the ultimate lifestyle business.
The 35% Rule: Understanding why storage has a 35% expense ratio compared to 55%+ for multifamily real estate.
The "Market Rule of Fives": Bree’s exact criteria for picking a winning location (Population 5k-120k, median income $50k+, etc.).
Google Maps Sourcing: How to find off-market deals for free by simply scrolling through Maps and looking for facilities with no websites.
The "Yellow Pad" Opportunity: Why targeting unsophisticated Mom & Pop owners allows you to force appreciation instantly by adding basic tech.
The Cold Call Script: The exact, non-salesy lines Bree uses to get owners to say "Yes" to selling their business.
Seller Financing Structure: How Bree bought a $500k facility with only 15% down and pays the owner monthly—skipping the bank entirely.
Remote Management Tech: The software stack (Easy Storage Solutions, Gate Codes) that allows full automation without onsite employees.
The 92% Occupancy Sweet Spot: Why being 100% full is actually a bad thing and a sign you are undercharging.
Wholesaling for Cash: How to start with $0 by putting a facility under contract and selling the rights for a $100k fee.
Tags: Business Buying, Entrepreneurship, Real Estate, Passive Income, Breanne Hartman, Seller Financing, Self Storage Business
Timestamps
(00:00) Intro: From Personal Trainer to Storage Empire
(02:40) The Numbers: $41k/Month & Profit Margins
(04:30) Why Storage Beats Residential Rentals
(08:20) Targeting "Yellow Pad" Mom & Pop Owners(14:15) The "Market Rule of Fives" (Location Scouting)
(17:50) Automating the Business with Tech
(20:45) The Exact Cold Call Script to Buy Businesses
(23:30) How to Structure Seller Financing Deals
(28:30) The Fan Blitz: Red Flags & Best Advice
Resources:
Grow your mid-term rental business today: https://www.upflip.com/course/the-mid-term-rental-blueprint
Connect with Breanna: https://www.instagram.com/bree.theinvestor/?hl=en
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