The UpFlip Podcast 221. Self Storage Investing How She Makes $41,000Month From “Boring Metal Boxes”
Jan 12, 2026
Bree Hartman, a self-storage owner and investor with over 100,000 sq ft in her portfolio, shares how she transformed from personal trainer to self-storage mogul. She explains the advantages of self-storage over residential rentals, including lower expenses and less hassle. Bree reveals her 'Market Rule of Fives' for selecting ideal locations and demonstrates effective Google Maps sourcing for off-market deals. Plus, she discusses targeting Mom and Pop owners for instant appreciation and offers insights on seller financing, automation, and the realities of passive income.
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From Personal Trainer To Storage Owner
- Bree Hartman left personal training and gym ownership after realizing she was trading hours for dollars.
- She found self-storage via a podcast and built a portfolio she can manage remotely.
Storage's Strong Cashflow Math
- A 60,000 sq ft facility can gross ~$41,000 per month, roughly $492k/year.
- Storage typically runs a ~35% expense ratio versus 55%+ for multifamily, boosting cash flow.
Target Tier 3–4 Markets
- Target third- and fourth-tier markets with populations between 5,000 and 120,000 to find mom-and-pop owners.
- Look for facilities with no website and simple, paper-based operations to unlock value.