How One Investor Built a $6 Million Self-Storage Empire Using Google Maps, Cold Calling, and Creative Financing
The Overlooked Real Estate Asset Class Creating Massive Cash Flow
When most investors think about real estate, they immediately think of single-family rentals, multifamily apartments, or commercial buildings. But one often-overlooked asset class has quietly created incredible wealth for investors who understand how to find and operate these properties.
Self-storage facilities.
For investor Bri Hartman, self-storage became the pathway from owning one accidental rental property to building a portfolio worth more than $6 million, consisting of over 100,000 square feet of storage space and producing significant monthly cash flow.
Her strategy was not built on years of experience, family wealth, or insider connections. Instead, she used simple tools like Google Maps, cold calling, relationship building, and creative financing strategies to uncover overlooked opportunities.
Her journey proves that commercial real estate investing is not always reserved for experienced investors with deep pockets.
From Accidental Landlord to Self-Storage Investor
Bri Hartman did not start her real estate career with a carefully planned investment strategy. She was working a full-time W2 job with Fish and Wildlife, owning a gym, and working as a personal trainer.
Her first rental property happened almost by accident.
After purchasing another home, she decided to rent out her original residence. During renovations, she listened to a podcast discussing self-storage investing.
The concept immediately caught her attention.
The appeal was simple:
No traditional tenants living inside the property
No bathrooms to maintain
Fewer maintenance issues
Lower operating expenses
Ability to automate operations
Then reality hit.
During her first rental experience, a tenant’s service dog caused approximately $7,000 worth of damage to the home’s baseboards. A late-night phone call during COVID became a wake-up moment.
She realized owning rental houses could become another full-time job.
That experience pushed her to search for a different type of real estate investment.
Taking Action While Pregnant: The Search for Her First Storage Facility
Bri’s motivation intensified when she became pregnant with her first child.
Rather than waiting for the perfect time, she decided to act.
At only 10 weeks pregnant, she purchased a ticket to attend a self-storage conference in Las Vegas.
Her husband questioned whether traveling for a real estate conference while pregnant was the right move, but Bri believed the timing was exactly why she needed to go.
Her mindset was simple:
“If I have nine months before the baby arrives, I need to make something happen.”
While still working as a personal trainer and gym owner, she spent her lunch breaks analyzing self-storage deals.
After nearly nine months of searching, she found her first major opportunity.
Buying a $3.1 Million Self-Storage Facility With an SBA Loan
Bri’s first self-storage acquisition was located in Louisiana, despite living in Sacramento, California.
The facility included:
More than 55,000 square feet
Nearly 300 storage units
Climate-controlled and drive-up units
RV and boat storage opportunities
A cell tower generating additional income
The purchase price was approximately $3.1 million.
Rather than relying on traditional commercial financing, Bri and her partners used an SBA 504 loan.
The Small Business Administration financing program allowed them to purchase the property with approximately 15% down.
The financing structure helped them acquire a multimillion-dollar commercial asset without needing millions of dollars in cash upfront.
However, the process required significant commitment.
The SBA required extensive documentation, including:
Tax returns
Financial records
Personal guarantees
Life insurance requirements
Collateral considerations
Bri even had to put her home on the line.
Despite the risk, she believed the opportunity outweighed the fear.
How Bri Increased the Value of Her First Storage Investment
The real opportunity was not simply buying the facility.
It was improving the business.
When Bri purchased the property, it was operating below its potential. The previous owner was a longtime operator ready to retire and move away.
The facility had several value-add opportunities:
Increasing Rental Rates
The storage units were priced approximately 15% to 20% below market rates.
By gradually adjusting pricing, Bri increased revenue significantly.
Adding RV and Boat Storage
Within the first eight months, the team added 67 RV and boat parking spaces.
This created immediate additional revenue without requiring a major construction project.
Improving Technology
The facility lacked modern systems.
Bri implemented:
Website improvements
Better online marketing
Digital rental systems
Improved customer experience
Growing Revenue
Since purchasing the property, rental rates increased dramatically, with pricing improvements reaching approximately 67%.
The long-term strategy is to continue expanding the facility, including adding more climate-controlled storage space.
Finding Off-Market Storage Deals With Google Maps
One of Bri’s most unique strategies is finding overlooked storage facilities using simple online research.
Her approach starts with Google Maps.
She searches for self-storage businesses in smaller markets and looks for owners who may not have modernized their operations.
She prioritizes facilities that have:
No website
Outdated websites
Poor online presence
Limited digital marketing
Facebook pages instead of professional websites
Why?
Because outdated technology often signals an owner who may be ready to sell.
Many self-storage facilities are still owned by baby boomers who built these businesses decades ago.
They may have strong assets but lack modern marketing strategies.
The Power of Cold Calling Storage Owners
After identifying potential properties, Bri begins calling owners directly.
Her process is not aggressive sales.
It is relationship building.
Her basic conversation starts with:
“I know this call is out of the blue, but I was wondering if you would ever consider an offer on your storage facility.”
Many owners initially say no.
That is where Bri changes direction.
Instead of pushing for a sale, she asks questions:
How did you get started in storage?
How long have you owned the property?
How is occupancy?
What made you buy this facility?
These conversations create relationships.
Many owners are not ready to sell today, but circumstances change.
Retirement, family situations, taxes, and lifestyle goals often create future opportunities.
Turning a $500,000 Purchase Into a Million-Dollar Opportunity
Bri’s second storage acquisition came through cold calling.
The owner was a longtime operator who wanted to spend more time with family and enjoy retirement.
Instead of traditional bank financing, Bri negotiated seller financing.
The deal structure:
Purchase price: $500,000
Down payment: $75,000
Interest rate: 5.5%
Seven-year balloon payment
The seller became the bank.
Instead of receiving a lump sum and paying large capital gains taxes immediately, the seller received monthly income.
The owner described the payments as his “fishing money” to enjoy with his grandchildren.
Both sides benefited.
Why Self-Storage Works as a Real Estate Investment
One reason Bri prefers self-storage is the simplicity of operations.
Compared with apartments or hotels, storage facilities have fewer moving parts.
Typical expenses include:
Property taxes
Insurance
Maintenance
Technology systems
Landscaping
Snow removal where applicable
There are no:
Residential tenants
Plumbing emergencies
Frequent turnovers
Large employee requirements
Many facilities can operate remotely with:
Automated gates
Online rentals
Digital payments
Call centers
Local contractors
Finding the Right Self-Storage Market
Bri focuses on what she calls third- and fourth-tier markets.
These are smaller communities where large corporations are less dominant.
Her five-point market evaluation strategy includes:
1. Population Size
She looks for communities generally between 5,000 and 150,000 residents.
2. Population Growth
Even modest growth can indicate future demand.
3. Household Income
Residents need enough income to afford storage.
4. Competition Level
She avoids markets oversaturated with large storage companies.
5. Supply and Demand
The best opportunities have strong occupancy and limited new competition.
The Biggest Lesson: Deal Finding Beats Deal Chasing
Bri’s story demonstrates that real estate success does not always come from finding a perfect opportunity.
It comes from creating opportunities.
Investors often spend years searching for the “home run deal” while ignoring simple strategies:
Make phone calls
Build relationships
Find outdated businesses
Solve problems for owners
Structure creative financing
Self-storage investing offers a unique opportunity because many facilities are still owned by small operators who may never appear on traditional real estate listing websites.
For investors willing to put in the work, overlooked storage facilities can become powerful cash-flowing assets.
Bri Hartman’s journey from accidental landlord to self-storage entrepreneur shows that with persistence, creativity, and a willingness to take action, ordinary investors can enter commercial real estate and build significant wealth.
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