221. Self Storage Investing How She Makes $41,000Month From “Boring Metal Boxes”
The UpFlip Podcast
Automation, AI and Remote Management
Bree explains tech stacks, call centers, and AI to automate operations and reduce onsite staff needs.
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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