This week I'm joined by Bree Hartman from Storage School — and this one goes somewhere we haven't been before on this podcast. Self-storage. Bree bought her first facility while pregnant, using an SBA loan, from across the country in Louisiana. She now controls over $8 million in self-storage assets, runs a 12-month education program, and is actively acquiring more facilities while teaching her students to do the same.

We get into why self-storage is one of the most cash-flowing, unsexy, and underrated asset classes in real estate right now, how to find mom-and-pop facilities before they hit the market, and why Bree left single family behind the moment she realized she'd need 20 rentals just to replace her income. If cash flow and time freedom matter more to you than the flashy stuff, this episode is for you.

Episode Timeline & Highlights

[0:42] – Introducing Bree Hartman and Storage School.

[3:41] – Bree's backstory: W2 with Fish and Wildlife, accidental rental, and buying her first facility while pregnant.

[5:23] – The moment she realized single family was just another job — and self-storage was the answer.

[6:07] – No toilets, no tenants, no employees — why self-storage clicked immediately.

[6:51] – Using an SBA loan to buy her first facility with only 10–15% down.

[7:14] – Finding the sweet spot: mom-and-pop facilities with upside and low competition.

[18:00] – Live screen share: how Bree actually finds off-market storage facilities using data tools.

[26:24] – Why technology is a competitive advantage in self-storage acquisitions right now.

[27:14] – How Storage School works: 12-month program, six-week onboarding, off-market pipeline.

[29:38] – Reverse engineering your lifestyle first — then picking the asset class that fits.

[30:35] – What Bree is focused on now: scaling to 6–7 new facilities and partnering with students.

[31:47] – The international opportunity: why self-storage in Europe is 20–30 years behind the US.

[32:30] – Why right now is buy time in self-storage — and how AI is accelerating the opportunity.

5 Key Takeaways

1. Self-storage cash flows where single family can't. No tenants, no toilets, no maintenance calls — just a simple, scalable model with real margins.
2. SBA loans change the math. 10–15% down instead of 35% means you can get into your first facility without a massive capital outlay.
3. Mom-and-pop facilities are the opportunity. Mismanaged, under-rented, and off-market — that's where the value is hiding.
4. Reverse engineer the life first. Don't pick an asset class and then try to fit your life around it — start with what you actually want and find the vehicle that gets you there.
5. Right now is buy time. The negotiating power is there. The technology is accelerating the opportunity. The window won't stay open forever.

Links & Resources

• Storage School – 12-month program to find, buy, and operate your first self-storage facility 👉 Text "SCHOOL" to (916) 579-7209
• Free Storage Offer Calculator – Evaluate any deal with Bree's cheat code tool 👉 Link in show description
• SmrtPhone – The only phone system built for real estate investors
• ThatRealEstateTechGuy.com – All episodes and exclusive tech discounts

Closing

If you enjoyed this episode, please follow, rate, and review That Real Estate Tech Guy. Share it with an investor who's grinding on single family and wondering if there's a better way — because there might be, and it doesn't involve a single toilet.

More high-signal conversations coming next.