What to expect when you work with us.

What to expect when you work with us:

What It’s Like to Work With Us (And What to Expect)

Selling a self-storage facility is not like selling a house.

It’s financial.
It’s operational.
And it involves real documentation.

Our goal is simple: make the process straightforward, transparent, and low stress — while still doing the proper diligence needed to close.

Here’s exactly how it works when you sell to us.

Step 1: Initial Conversation & Ballpark Pricing

Before contracts.
Before formal requests.
Before paperwork overload.

We start with the basics.

We’ll ask for:

• Unit mix (how many 10x10s, 10x20s, etc.)

• Current rental rates by unit type

• Current physical occupancy

• Gross monthly income (or annual gross)

That’s it.

With those numbers, we can usually prepare a ballpark valuation range fairly quickly.

If we’re in the same neighborhood on price expectations, we move forward.
If we’re not, we shake hands respectfully and part as friends.

No pressure.

Step 2: Written Offer

If the numbers make sense on both sides, we’ll send a written purchase agreement outlining:

• Purchase price

• Earnest money

• Due diligence period (typically 45 days)

• Closing timeline

Everything is clearly spelled out.

Once all parties agree and sign, we move into formal due diligence.

Step 3: Documentation Request

After the contract is signed, we’ll provide a structured request for documents.

Typically this includes:

• Current rent roll

• Profit & Loss statements

• Last 2–3 years of tax returns

• Utility bills

• Insurance expenses

• Property tax information

• Any existing loan information (if applicable)

Not every seller has perfectly organized records — and that’s okay.

We simply ask that you provide the best information available.

Why do we request this?

Because if we use traditional bank financing, the lender will require these documents anyway. Getting them early keeps the process smooth and prevents surprises.

Step 4: Due Diligence (Usually 45 Days)

This is where we do the heavy lifting.

During due diligence we:

• Verify income and expenses

• Analyze market competition

• Review title and zoning

• Confirm utility setups

• Speak with vendors if needed

• Review leases and tenant structure

Our team handles about 95% of the work during this period.

Sellers are not running around making calls.
We take care of that.

Step 5: Site Visit

Toward the end of due diligence, we schedule a site visit.

This typically takes one to two days.

We will:

• Walk every row of units

• Check roofs and drainage

• Compare occupied units to the rent roll

• Inspect lighting, fencing, and gate systems

• Confirm overall physical condition

The goal is simple:
Make sure the property matches the paperwork.

If everything checks out, we move forward confidently.

Step 6: Closing Through a Licensed Title Company

Closings are handled by a licensed title company or closing attorney.

Timing depends on financing structure:

• Cash purchase: often 15–20 days after due diligence

• Bank or SBA financing: 30–45 days after due diligence

• Seller financing: timeline varies but is often flexible

We’ve purchased properties using:

• Cash

• Seller financing

• Conventional bank financing

• SBA loans

We structure deals to fit the situation whenever possible.

What It Costs You as a Seller

There is no cost to you during due diligence.

We cover:

• Travel

• Inspections

• Title work initiation

• Our internal research costs

You are not paying for our evaluation.

If for any reason the deal does not proceed during due diligence, you keep your property and your documentation.

Our Commitment

We know many of our sellers have owned their facilities for decades.

This isn’t just real estate — it’s something you built.

Our commitment is to:

• Communicate clearly

• Move efficiently

• Respect your time

• Avoid unnecessary drama

• Close the way we say we will

We welcome questions at every stage.

If you’re considering selling your facility and just want to understand what it might look like — even if you’re not ready yet — we’re happy to have a conversation.

That’s how good transactions start.