Jonathan Greene sits down with self-storage investor and operator Joe Downs, CEO of Bellrose Storage Group, which sources, acquires, and manages self-storage facilities across the East and Southeast. With a background in commercial real estate, capital raising, and distressed second mortgages, Joe explains how he pivoted into self-storage after discovering just how mom-and-pop dominated and under-optimized the space really was.

Their conversation explores why self-storage is still far from "too late," how technology and remote management have transformed operations, and why small, overlooked facilities under 30,000 square feet can be a goldmine for investors willing to modernize them. Joe also breaks down creative plays like boat and RV storage, industrial outdoor storage, and converting large vacant retail boxes into multi-revenue storage campuses.

Listeners will come away with a grounded understanding of why self-storage is such a powerful niche, what to look for in a mom-and-pop facility, and how to avoid overpaying by underwriting expenses correctly. Joe and Jonathan also discuss the importance of relationships and "caretaker" mentality with long-time owners, the role of SBA loans, and how to keep shiny object syndrome in check while still recognizing adjacent opportunities.

In this episode, you will hear:

• How Joe went from distressed debt and 1031 capital raising to building a self-storage platform

• Why self-storage is still largely mom-and-pop owned and what that means for opportunity

• How technology, remote management, and autopay have transformed facility operations

• What to look for in a first small storage acquisition and how to approach owners as a "caretaker"

• The importance of underwriting real expenses (marketing, tech, management) so you don't overpay

• Creative self-storage derivatives, including boat and RV storage, IOS, and big-box retail conversions
  
  
  

Follow and Review
If you enjoy the show, please follow Zen and the Art of Real Estate Investing on Apple Podcasts and leave a rating and review. It helps other listeners discover these conversations and supports the show's growth.

Supporting Resources

Connect with Joe Downs:

Website: https://belrosegrp.com/

Facebook: https://www.facebook.com/belrosestoragegroup

Twitter: @downsjoe

LinkedIn: https://www.linkedin.com/in/joe-downs-7990851/

Connect with Jonathan:

Website - www.streamlined.properties

YouTube - www.youtube.com/c/JonathanGreeneRE/videos

Instagram - www.instagram.com/trustgreene

Instagram - www.instagram.com/streamlinedproperties

Zillow - www.zillow.com/profile/streamlinen​j

Bigger Pockets - www.biggerpockets.com/users/jonathangreene

Facebook - www.facebook.com/streamlinedproperties

Email - info@streamlined.properties

This episode was produced by Outlier Audio.

In this episode of Zen and the Art of Real Estate Investing, Jonathan sits down with Tim Woodbridge, co-founder of WCG Investments, to discuss how he transitioned from a healthcare career to building a portfolio of 19 mobile home parks across the Southeast. Tim shares the lessons he's learned about scaling through partnerships, managing risk with conservative underwriting, and improving communities through value-driven operations.

The conversation explores his early challenges finding deals, developing trust with brokers and lenders, and learning how to take imperfect action without losing discipline. Tim explains why collaboration and follow-up matter as much as capital, what separates good due diligence from guesswork, and how his team builds sustainable systems to support investors and residents alike.

This episode offers a grounded look at what it takes to grow in a niche asset class while maintaining long-term perspective, thoughtful leadership, and a genuine focus on people.

In this episode, you will hear:

• How partnerships built on complementary strengths lead to better deals
• The importance of trust and transparency with brokers and lenders
• Common due diligence pitfalls that can derail returns
• Why realistic underwriting protects both operators and LPs
• How consistent follow-up leads to unexpected opportunities
• The role of community improvements in responsible investing

Follow and Review
If you enjoy the show, please follow Zen and the Art of Real Estate Investing on Apple Podcasts and leave a rating and review. It helps other listeners discover these conversations and supports the show's growth.

Supporting Resources

Connect with Tim Woodbridge

Website: www.wcginvestments.com

Youtube: https://www.youtube.com/@WCGInvestments

Facebook: https://www.facebook.com/wcginvestments

Instagram: https://www.instagram.com/tim.woodbridge/

LinkedIn: https://www.linkedin.com/in/timwoodbridge/

E-Book - https://wcginvestments.cashflowportal.com/leads/e-book

Connect with Jonathan:

Website - www.streamlined.properties

YouTube - www.youtube.com/c/JonathanGreeneRE/videos

Instagram - www.instagram.com/trustgreene

Instagram - www.instagram.com/streamlinedproperties

Zillow - www.zillow.com/profile/streamlinen​j

Bigger Pockets - www.biggerpockets.com/users/jonathangreene

Facebook - www.facebook.com/streamlinedproperties

Email - info@streamlined.properties