Claim OwnershipThe Good, Bad, & the Ugly of Self Storage
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© Copyright 2025 Michael Cunningham & Dylan Cunningham
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The Good, Bad, & the Ugly of Self Storage is a real-world podcast about self storage investing, development, and management, hosted by father-son duo Michael and Dylan Cunningham. Whether you're a real estate investor exploring the self-storage industry for the first time or a seasoned professional looking to scale your portfolio, this show is packed with value.
Each episode covers the practical side of the business—from buying your first self storage property, to building facilities, managing operations, marketing, using the latest technology, and everything in between. If you're interested in real estate investing, passive income, or building wealth through self storage ownership, you'll find expert insights, honest stories, and actionable advice to help you avoid costly mistakes and thrive in this rapidly growing industry - without the trial and error. Plus, hear from industry pros shaping the future of self-storage.
🚀 Subscribe now on Spotify and Apple Podcasts, and join us as we explore the good, the bad, and the sometimes ugly side of self storage.
Each episode covers the practical side of the business—from buying your first self storage property, to building facilities, managing operations, marketing, using the latest technology, and everything in between. If you're interested in real estate investing, passive income, or building wealth through self storage ownership, you'll find expert insights, honest stories, and actionable advice to help you avoid costly mistakes and thrive in this rapidly growing industry - without the trial and error. Plus, hear from industry pros shaping the future of self-storage.
🚀 Subscribe now on Spotify and Apple Podcasts, and join us as we explore the good, the bad, and the sometimes ugly side of self storage.
20 Episodes
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In this episode Michael and Dylan Cunningham discuss tax strategies for self-storage investors with Heidi Henderson, Chief Marketing Officer at Engineered Tax Services. Heidi explains various tax incentives, including cost segregation, which can accelerate depreciation and reduce tax liabilities. She also covers the benefits of being a real estate professional, which allows for more deductions. The discussion includes the impact of the "Big Beautiful Bill" on bonus depreciation and opportunity zones, which offer tax-free gains for investments in designated low-income areas. Additionally, they touch on advanced tax strategies like captive insurance and charitable lead trusts for high-net-worth individuals. The discussion also touches on the importance of tax strategies for self-storage owners, suggesting that those not advised on these matters may need to seek new tax advisors.Heidi Hendersonhhenderson@engineeredtaxservices.com
John Lindsey, founder of Lindsey Self Storage Group, discussed his journey into the self-storage industry, starting in 1969 with his father. He highlighted the impact of rate hikes and elections on the market, noting a significant increase in transactions in 2025. Lindsey emphasized the importance of conservative development strategies, especially in oversaturated markets. He advised first-time buyers to start local, get pre-approved, and consider management companies. Lindsey also noted the shift towards AI and remote management technologies. Despite challenges, he remains optimistic about the sector's future, noting that good deals can be found if one navigates the debt aspect carefully. He emphasizes the importance of thorough title searches and hiring competent attorneys to avoid issues.john@lindseyselfstoragegroup.com
Mike and Dylan discuss strategies for self-managed storage facilities with Rick Beal and Megan Smith of Atomic Storage Group. Rick emphasize the importance of fundamental marketing practices, such as optimizing Google business profiles and using quality backlinks. They highlight the need for efficient lead conversion through AI-based phone software and personalized customer service. The conversation also covers the challenges of managing 150 properties, including hiring practices, deferred maintenance, and balancing customer service with business profitability. Megan stresses the importance of documented systems and procedures to ensure consistency and efficiency. They emphasize the importance of affordable, reliable technology that aligns with business fundamentals rather than complicating operations. They stress staying updated with trends, especially AI, and adapting to market changes. info@atomicstoragegroup.com
Katharine Lau, founder of Stuff Storage and Sidney AI, discussed her journey from hotel development to transforming underutilized office spaces into tech-enabled self-storage facilities. She highlighted the company's growth from 25 units in a basement to 30 locations in seven major cities, emphasizing the use of revenue-sharing leases and technology to scale operations. Kat introduced Sidney AI, a customer-facing AI agent handling sales and customer service, trained on five years of call data. The company aims to expand nationally and globally, leveraging AI to enhance customer experience and streamline operations.
Tommy Nguyen, co-founder of StoragePug, discussed the evolving self-storage industry at the ISS show, highlighting positive energy and tech advancements, including AI. He emphasized the importance of accurate Google Business Profiles, unique content on websites, and effective concessions like 50% off the first two months. Tommy advised focusing on Google Ads over platforms like SpareFoot, stressing the need for transparency in pricing and rate guarantees. He also noted the impact of advocating for clear communication of fees and rates to maintain customer trust. The discussion focused on improving self-storage rental processes and customer experience. He also emphasized the importance of transparent pricing, with no hidden fees, and highlighted a client's success from 11% to 33% online rentals in a year. Key metrics for improving online presence include getting 10 more reviews monthly, auditing the rental process to ensure it takes no more than 90 seconds, and using AI tools to monitor online visibility.tommy@storagepug.com
Kale Leavitt, CEO of Storage Reach, discusses the importance of online reviews for self-storage businesses. He highlighted that only 1% of customers leave reviews without prompting, while 70% are willing to if asked. Storage Reach automates review requests, integrating with management software to target move-ins, current tenants, and move-outs. The platform achieves a 33-35% review conversion rate, with a two-step process to mitigate negative reviews. Pricing starts at $60/month for up to 100 units, scaling to $99/month for over 250 units. Storage Reach also offers AI-driven responses and a citation manager for consistent business listings.
James Hatfield, an entrepreneur and educator in the self-storage industry, discusses the integration of technology to enhance self-storage operations. His company, LiveSwitch, specializes in high-quality video and communication solutions. James shares his journey from reinventing the 911 phone call to entering the self-storage space. He highlights the benefits of using LiveSwitch for remote management, customer interactions, and maintenance, emphasizing features like live video calls, QR codes, and AI-powered tools. James also plans to purchase his first self-storage facility to prove that these technologies work even in the most tertiary markets.Connect with James!
Brett Copper, President of Copper Storage Management, discussed the evolution and success of their remote management model, which has managed over 250 facilities across 39 states. Copper Storage Management's remote model saves payroll costs, averaging $600 monthly for under 500 units, compared to $50,000-$60,000 for traditional management. They use a tech stack including Storable, Swivl, Call Potential, Go Local Interactive, Bader Insurance, SpareFoot, Birdeye, Late2Lien, and SpiderDoor. Copper emphasized the importance of clear signage, effective customer support, and the potential for AI to further streamline operations. They remotely manage 150 facilities and are expanding rapidly. Join in for the latest scoop on the future of the self storage industry and helpful tips to stay ahead of your competition. Copper Storage Management Maintenance Employee Job DescriptionWeekly Audit Form for Employee to Fill Out
In Episode 12 of "The Good, The Bad and The Ugly of Self Storage," hosts Michael and Dylan Cunningham discuss Everbright Coatings with Jackie Belau from the company. Everbright Coatings, a family-owned business, has been in the market for over 30 years, initially for architectural use but now primarily for self-storage. The product restores and protects roll-up doors, siding, and other metal surfaces, enhancing curb appeal without full replacement. It's suitable for facilities 15-20 years old. A standard eight by eight door costs about $20 for materials, with kits available for different numbers of doors. The product is applied using a sprayer and can be used on various metal surfaces. Jackie also mentions their certified contractor network for those who prefer professional application.
In this special episode, we welcome our very first guest—Michael Bailey, a commercial airline pilot turned RV storage developer. Fresh off building his first facility in Cameron Park, California, Michael shares the raw, real-life journey of starting 1776 RV Storage from scratch. From zoning and CEQA hurdles to financing, permitting delays, and construction curveballs, this episode dives deep into what it really takes to bring a storage project to life. If you're thinking about getting into RV or self-storage investing, this is a must-listen packed with insights, lessons learned, and plenty of "good, bad, and ugly" moments.
In episode 10 of "The Good, Bad & the Ugly of Self Storage," hosts Michael and Dylan Cunningham discuss strategies for attracting new customers to self-storage facilities. They emphasize the importance of a Google Business Profile, SEO, and maintaining accurate online listings. They also highlight the significance of drive-by traffic, using signage, and leveraging existing customers through referral programs and personalized customer service. Additionally, they discuss building relationships with competitors to convert their customers. The episode concludes with a cautionary tale about the impact of website oversights on occupancy and revenue.
In this episode of "The Good, Bad & the Ugly of Self Storage," hosts Michael and Dylan Cunningham discuss the importance of designing office and residential spaces in self-storage facilities. They emphasize the shift towards smaller, automated office layouts, with a focus on self-service kiosks and advanced access control systems. The conversation highlights the benefits of automation for streamlining operations and improving customer experience. They also debate the value of on-site manager apartments, noting that while automation is reducing the need for full-time staff, on-site presence remains crucial for larger facilities. The episode concludes with practical advice on future-proofing self-storage designs.
In Episode 8 of "The Good, Bad & the Ugly of Self Storage," hosts Michael and Dylan Cunningham discuss storm water management and landscaping in California. They explain the importance of capturing and managing storm water to prevent flooding and pollution, highlighting the use of detention ponds, retention ponds, underground detention systems, and permeable pavement. They also discuss the aesthetic and functional benefits of integrating ponds into landscaping. Additionally, they emphasize the importance of timing excavation during dry months to avoid erosion and the significance of selecting cost-effective irrigation systems, such as Rain Bird for affordability and Hunter for advanced features. The episode concludes with a reminder to value engineer projects to save costs.
In episode seven of "The Good, Bad & the Ugly of Self Storage," hosts Michael and Dylan Cunningham discuss the importance of security in self-storage facilities. They emphasize the need for robust fencing, with chain link being common but municipalities preferring more aesthetic options like wrought iron or aluminum. For gates, sliding gates are recommended for their reliability and space efficiency. They highlight the use of advanced security systems, including cameras, access control, and motion-activated lighting. They also discuss the integration of AI and IoT for enhanced security and the potential of blockchain for cybersecurity. The episode concludes with advice on preparing for security issues and the importance of not cutting corners on security.
In this episode of "The Good, Bad & the Ugly of Self Storage," hosts Michael and Dylan Cunningham discuss the exciting phase of erecting buildings in a self-storage development. They highlight the importance of organizing materials efficiently, using a forklift or reach lift, and planning the layout to avoid moving materials twice. They detail the construction process, including the use of Cornerstone metal buildings, the benefits of a standing seam roof, and the necessity of gutters for proper drainage. The project, covering nearly 80,000 square feet, employs three teams of two, with one dedicated to insulation and roofing and the other two teams focussing on the ground work. Challenges include weather conditions and the need for precise measurements to avoid costly mistakes.
In this episode of "The Good, Bad & the Ugly of Self Storage," hosts Michael and Dylan Cunningham discuss the critical importance of underground utilities in self storage development. They detail the procurement and installation of drainage inlets, the use of high-density polyurethane pipes for storm water drainage, and the safety precautions required during trenching. They also cover the coordination of various utilities, including electrical, low voltage, and water lines, and the importance of color-coding for easy identification. Additionally, they discuss fire protection measures, such as fire hydrants and thrust blocks, and the benefits of pre-wiring for future technologies like No Key smart locks. The episode concludes with the final grading process, emphasizing the importance of proper drainage and the use of recycled base rock for cost-effectiveness.
In this episode of "The Good, Bad & the Ugly of Self Storage," hosts Michael and Dylan Cunningham discuss the critical importance of a strong foundation in self-storage facilities. They detail the preparation steps, including soil compaction and the use of 4-6 inches of base rock, and the necessity of proper grading and compaction testing. They explain the use of 2x6 or 2x8 form boards, the importance of a 13.5-inch wide, 1.5-inch deep roll-up door sill notch, and the benefits of using wire mesh instead of rebar grids. They also discuss the use of power screeds, expansion joints, and the importance of special inspections for concrete psi.
In this episode of "The Good, the Bad and the Ugly of Self Storage," hosts Michael and Dylan Cunningham discuss the importance of rough grading in self-storage development. Rough grading sets the foundation for proper drainage and construction, and selecting the right grading company is crucial, considering experience, portfolio, and local knowledge. The cost per square foot for rough grading typically ranges from $2 to $4, depending on soil conditions and project complexity. A balanced property reduces trucking costs and environmental impact. Modern tools like GPS-controlled bulldozers and 3D modeling aid precision. Compaction is essential for soil stability, with geotechnical engineers ensuring it meets standards. The Cunninghams share a positive story of achieving over 100% compaction, highlighting the importance of thorough preparation.
In this episode of "The Good, the Bad and the Ugly of Self Storage," hosts Michael and Dylan Cunningham discuss the complexities of the entitlement and permitting process for building a self-storage facility. They emphasize the importance of checking zoning, environmental assessments, and city general plans. They highlight the need for early consultation with the planning department and the significance of addressing issues like flood plains, wetlands, and endangered species. The conversation also covers the importance of hiring knowledgeable architects, negotiating permit fees, and understanding the nuances of fire codes and utility tie-ins. They stress the necessity of thorough due diligence to avoid costly surprises and delays.Construction Budget Spreadsheet
Join Mike Cunningham and his son Dylan as they dive into the world of self-storage investment, development, and operations. With nearly two decades of hands-on experience, Mike shares how he got started by building a 107,000 sq. ft. self-storage facility in 2006—and how he navigated the challenges of the 2008 recession.Whether you're a first-time real estate investor or a seasoned self-storage operator, you’ll gain valuable insights on starting small, identifying market risks, and scaling strategically. Dylan brings a fresh perspective from his finance background, exploring how technology, automation, and social media are transforming the self-storage customer experience.In this episode, they cover the rise of manless self-storage, the long-term benefits of eco-conscious upgrades like solar power, and why self-storage remains a vital resource during major life transitions. If you're interested in real estate investing, self-storage development, or operational best practices, this episode is packed with real-world advice you won’t want to miss.
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