Self Storage HSC – Frank Rolfe

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SELF STORAGE INVESTING HOME STUDY COURSE BY FRANK ROLFE

Attention: investors searching to recession-proof their portfolios…

Right now, there are THOUSANDS of investment opportunities that you can take advantage of that will create passive income for you to take into retirement. Those opportunities are self-storage facilities that exist all over the United States. And with the information in this letter…

YOU’LL DISCOVER THE FOOLPROOF, STEP-BY-STEP GUIDE TO FINDING, BUYING, AND RUNNING A PROFITABLE SELF-STORAGE BUSINESS… EVEN IF YOU HAVE NO EXPERIENCE WHATSOEVER.

In this zero upsell, no fluff course, I’m pulling back the curtain to show you exactly how I run my multi-million dollar Self Storage Portfolio so that you can create passive cashflow for yourself.

You’ve heard it before: diversify your portfolio to protect yourself. Find investments that carry low risk but can give you some passive income (especially for retirement.)

But our world is a bit volatile right now. We’re experiencing political and economic turmoil (and we have for a while). Which means all the “standard” investments aren’t the right way for you to build your retirement income.

So what do you do? Do you toss some money into an IRA and hope for the best? Do you buy a couple more rental properties and wear yourself down dealing with crappy tenants who pay late and leave the place a wreck when they leave?

Or do you stuff your money in a mattress and stick your head in the sand with a plan to deal with it all “another day”?

You know none of those solutions are going to work for you. We’re living longer than ever before, and if you don’t have a solid plan worked out for how you’re going to make retirement income… you’re going to end up with more life than money. And that’s nowhere you want to be.

What you need is an investment that performs well in times of crisis. An investment that has some built-in protection for you. An investment with a barrier of entry low enough to make it right for you but high enough to keep out most of the competition.

That’s why I love self storage. Self storage is considered a necessity, because frankly… people always have too much stuff! Christmas decorations, downsized homes, family estate pieces, all your “stuff” when you get evicted…

Plainly put, self storage facilities aren’t going anywhere.

Now, the trouble is figuring out how to do it, right?

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There are two ways to buy and operate self-storage facilities: the right way and wrong way. Unfortunately, most books and courses on the self-storage industry focus on the wrong way.

The self-storage industry is much more difficult and complicated than it looks. It is more than a bunch of stalls with steel roll-up doors. You cannot run it from a kiosk. It requires some very sophisticated market analysis, coupled with advanced strategy and diligence skills. And, since it has entered an era of professional management, the competition is pretty fierce – you have to have a good mastery of the required skill sets in order to compete effectively.

Yes, the rewards are there for those who succeed. There are many investors who have made themselves millionaires many times over through self-storage investments. But there are also many investors who have lost their shirts through buying the wrong facility or poorly managing it.

I don’t want you to do things the wrong way. That’s why I’m here. That’s why I’ve written this letter for you.

My Self Storage University is exactly what you need to avoid all the pitfalls of the self-storage industry and to begin adding this often overlooked piece to your portfolio.

Before I get into that, though, let me introduce myself.

My name is Frank Rolfe and I’ve been a commercial real estate investor for nearly 30 years. My partner, Dave Reynolds and I’s real estate portfolio is over $700 million of self-storage facilities, mobile home parks (5th largest owner in the U.S.), billboards (formally the largest private owner in Dallas/Ft Worth), apartments, and RV parks, throughout the U.S.

We developed Self-Storage University to be unlike anything else out there – a comprehensive, no-fluff course that gives you everything you need to know in order to find, purchase and run a profitable self-storage facility.

First, we’ll show you How to Buy, Sell, Operate, and Turnaround Self-Storage Facilities Successfully. This means we’re not just going to tell you how to find an available self-storage facility for sale and make an offer (though we will do that as well).

The 5 Pillars of a Successful Self Storage Portfolio will be taught to you by Self Storage University:

First, we’ll show you How to Buy, Sell, Operate, and Turnaround Self-Storage Facilities Successfully. This means we’re not just going to tell you how to find an available self-storage facility for sale and make an offer (though we will do that as well).

The 5 Pillars of a Successful Self Storage Portfolio will be taught to you by Self Storage University:

PILLAR #1: UNDERSTAND THE INDUSTRY

We’re going to go in-depth about the different types of facilities, so you can begin your search armed with the information to understand the industry at its core. You’re going to learn:

• The history of self storage, from its inception through today. This will help you begin to see the industry as a whole, rather than just as a place you stash your family’s extra stuff…
• The benefits of self storage as an investment (this will help you get your spouse or business partner on board, too!)…
• The Big Guns in self storage (and how they got there).. after all, it may be you one day!

Plus other information that will be helpful for you to really understand the self-storage industry. After all, understanding it will help you attack the next pillar fully prepared…

PILLAR #2: FIND THE VALUE

We’re going to show you what a successful market looks like and what location has to do with that, so you know if you’re buying in the right spot (and not just choosing a location based on your gut or whether it “looks right.”)

We’ll show you how to determine the value of the self-storage facility and what kind of financials you need to see in order to gather the data you need, including:

• The Essential traits of a successful self-storage facility (this section will practically hand you a checklist of what to search for when you begin looking for investment properties!)
• The danger signs to avoid in a facility… this will complement your essential traits checklist so you can be sure to avoid the bad apples that will cause you headaches and bleed your wallet dry…
• What a successful market looks like will help you evaluate the area around each facility to judge its potential for growth… including location, judging demand, the barriers to entry (which will keep your competition low)…
• How to judge your competition and see if there’s room in the market for you…

PILLAR #3: TRACK DOWN THE OPPORTUNITIES

This pillar is the part where you get to put on your investigator’s hat and start chasing the leads down… and if you’re anything like me, this is the fun part! (If you do it right, that is.)

I’m going to show you how you can track down the good deals withOUT getting frustrated. You’ll discover:

• The most under-used method of finding deals and how you can tap into this market that virtually never gets tired of hearing from you….
• The exact scripts you can use to cold-call ANY facility and get information and leads withOUT being treated like a sleazy telemarketer…
• The 15 ways I find potential deals and which work best for me (my favorite usually ends up in me getting a few phone calls asking if I’m crazy.)…
• As well as resources, links, and charts to help you get a head start on the search!

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PILLAR #4: CLOSE THE DEAL

After you’ve found the deal, it’s time to evaluate the value of the precise facility you’re interested in and make an offer! (Of course we’ll give you a chart to help you run your numbers)!

And then we’re going to help you negotiate and close the deal the right way… which will lower your stress, keep you professional, and make it easier to find and close deals over and over again.

• How to read the numbers you get from the owners withOUT getting cheated (Bad P&Ls are everywhere, and you’ve got to know how to read them so you don’t lose your shirt.)…
• The difference between your quick evaluation and your due diligence (keep reading to see how we’re going to walk you through this part next!)…
• How you can control a deal quickly and professionally so you don’t lose out to the next guy…
• The way to negotiate so you actually have a snowball’s chance of getting your offers accepted (versus the way some other guys do it that just wastes a lot of time and energy…)
• And more importantly, how to Renegotiate so that a deal isn’t lost when something in the original information changes…
• How to understand Third Party Reports like appraisals (and why they’re so important to the deal closing with a win/win)…
• And of course, we’re going to teach you all about financing and how you can get it.

This section will quickly become your most referenced section as you begin putting offers out there… but once you’ve closed the deal, you’re going to need to know how to run the place.

PILLAR #5: RUN IT WELL & TURN IT AROUND

Sometimes you have a facility that needs some turnaround. And sometimes, you just have to keep things running smoothly and in an upward trajectory.

Either way, we’ve got you covered with our last pillar – everything you need to know about actually making these things profitable for you! You’ll learn:

• How to set up your company from the beginning so you’re protected from a legal and tax standpoint…
• What triage is and why it’s important when you’re taking over a facility that’s not doing as well as it should be (or even when it’s successful but you want to make some changes)…
• What you need to know about management, operations, and getting your business running effectively day-to-day…
• The things you should consistently inspect for repair needs (not that you’ll have many)…
• How to cut costs to increase your bottom line profit…
• The impact on your income that every single dollar has (whether it’s from rent raises or cost cutting… we’re going to do some math to show you how your retirement could be paid for 5% at a time!)

Plus, we’re going to talk to you about marketing your business with both online & offline methods. There are a couple treasure trove opportunities for you to get the word out, and I’ll tell you all about them!

As you can see, we’re covering a LOT of information… but we’re not quite done yet. It’s time to talk more about Due Diligence.

No other step is as vital to the successful acquisition of a self-storage facility as Due Diligence.

No matter how much you know about your market, the P&L statements, daily operations, or any of the other information outlined in the 5 Pillars above… you should NEVER buy a self-storage facility without this Due Diligence Manual to guide you.

You cannot afford to skip any steps in the due diligence process. If you conduct proper due diligence on a property, your chances of losing money are virtually nil, and your chances of making money are extremely high.

So, why isn’t everyone doing their homework? They either 1) don’t know how to do it or 2) are too lazy to do it. Don’t let this happen to you. When someone tells us they purchased a self-storage facility and it is losing money, my first question is always, “Did you do any due diligence?” And almost always, the answer is “no.”

Due diligence and success is a mathematical constant like 2 + 2 = 4. The only way that you can make money with a self-storage facility without due diligence is blind luck. That’s more like gambling, and when you gamble the odds are always stacked against you. When you do due diligence, the odds are always stacked in your favor.

30 DAYS OF SUCCESSFUL DUE DILIGENCE THE COMPLETE DAY-TO-DAY GUIDE TO PROPER ANALYSIS OF A SELF-STORAGE FACILITY

In this manual, I take you through doing your due diligence in one single month. Each day you will complete between 1-6 tasks, which makes your due diligence easier to manage because it’s broken down into chunks.

For instance, Day 1’s to-do list is:

• Get the Title Company Going on a Title Commitment
• Quick Audit of the Income
• Review the Rent Roll
• Dig into the Expenses
• Review the Seller’s Bank Deposits and Tax Returns
• Get any other needed Documentation from Seller

And of course I’m going to explain each step, give you whatever formulas or scripts or information you need, and make sure you fully understand what it is you need to do to be successful.

Like I said earlier: due diligence is the one thing that can make or break you. That’s why it’s so important that this guide is included in Self Storage University. Without it, you’re flying blind.

As you can see, this is not just some information that I’ve thrown together and presented as the A-Z guide. This IS the definitive guide on the market to getting started in the self-storage business.