What do you do when a business fails, a market collapses, or an entire strategy dries up? For serial entrepreneur Joe Downs, the answer has always been reinvention. From bars and restaurants to mortgages, tax liens, distressed second mortgages, and now self-storage, he shares how he built wealth by leaning into niches within niches.

Key Takeaways To Listen For

• How business failures forced Joe to reinvent and ultimately led him into real estate
• Tax lien seminars to distressed second mortgages and 25% IRA yields
• The largest distressed second mortgage businesses in the U.S.
• Why mom-and-pop ownership creates massive opportunity
• A loan that lets investors acquire self-storage with as little as 10% down

Resources/Links Mentioned In This Episode

• Self Storage Academy
• Who Not How by Dan Sullivan and Benjamin Hardy | Kindle and Paperback
• The Road Less Stupid by Keith J. Cunningham | Kindle and Hardcover

About Joe Downs
Joe Downs is a Managing Partner at Belrose Storage Group, where he focuses on acquiring and managing self-storage facilities across the United States. With more than 25 years of experience in real estate and private equity, Joe has overseen the acquisition, financing, and development of projects totaling over $1 billion. At Belrose, he leads strategy, capital raising, and investor relations, helping deliver strong returns through value-add and opportunistic self-storage investments. His background includes senior roles in finance, acquisitions, and development, giving him a broad perspective on creating value in alternative real estate assets.

Connect with Joe

• Website: Belrose Storage Group
• LinkedIn: Joe Downs
• Email: joe@bellroseam.com

Connect With Us
If you’re looking to invest your hard-earned money into cash-flowing, value-add assets, reach out to us at https://bobocapitalventures.com/.

Follow Keith’s social media pages

• LinkedIn: Keith Borie
• Investor Club: Secret Passive Cashflow Investors Club
• Facebook: Keith Borie
• X: @BoboLlc80554