How to Skiptrace Self-Storage Owners and Contact Them Directly

In the world of self-storage investing, deals are made when you reach the decision-maker — and that means tracking down the actual owner of the facility. Sometimes it’s easy.

Sometimes it’s like solving a mystery. But in 2025, if you're serious about how to invest in self-storage, skiptracing is a must-have skill.

This blog is your real-world, step-by-step guide to skiptracing self-storage owners — from spotting a mom-and-pop facility on Google Maps to leaving that first voicemail that could lead to a six-figure deal.

What is Skiptracing?

Skiptracing is the process of finding someone’s contact information — even if they’re not advertising it publicly. It’s how passive self-storage investing pros and active operators alike connect with owners who aren’t listed by brokers or on LoopNet.

Why does this matter?

Because mom-and-pop operators are often sitting on gold mines: under-managed facilities, no websites, and no clue what their property is worth. And that’s where your opportunity lies.

Step 1: Identify a Facility on Google Maps

Start with your target market (use Indianapolis as an example). Zoom in and search for "self-storage."

You're looking for:

• No website

• No phone number listed

• Poor reviews or none at all

These are usually mom-and-pop facilities and prime targets for self-storage investing deals.

Bonus: Take a screenshot and send it to your virtual assistants for real estate investing. They can help run this entire skiptracing process on your behalf.

Step 2: Get the Address and Run It Through PropStream

Copy the facility’s address and search it in PropStream, a tool used to pull property data and ownership details.

Troubleshooting tip: If PropStream doesn’t recognize the full address, delete part of it or use a neighboring property’s address to narrow it down. Sometimes it’s all about finding the trick that makes the system recognize it.

Once PropStream gives you a result, grab the mailing address and plug it into a people search site like NeighborWho.

Step 3: Find the Owner with NeighborWho

NeighborWho often reveals:

• Owner names

• Phone numbers

• Email addresses

• Age and other identifiers

You might even get a full profile: “Ronald and Margaret, age 72 — bingo!”

Start calling. Be respectful. Be human. Say something simple like:

“Hi, this is [Your Name]. I was calling about a self-storage facility I believe you own. Would you be open to having a quick conversation about it?”

If no one picks up — leave a message. Persistence wins in self-storage investing.

Step 4: Search the Business Entity if You Hit a Wall

Sometimes PropStream will only show the owning LLC — no names attached. That’s when you jump over to the state’s entity search website.

For example:

• In Indiana, you’d Google “Indiana LLC Entity Search.”

• Type in the business name (leave out “LLC”).

• Review results for a listed owner, manager, or registered agent.

Then, plug that name back into NeighborWho or Google to find phone numbers or personal addresses.

Step 5: Follow the Trail — Even If It’s Cold

Still can’t find the owner?

Here’s how to dig deeper:

• Try relatives listed in NeighborWho.

• Test each phone number (sometimes there are 5–10).

• Google the owner name + the property address.

• Look on tools like OnX Hunt (a land boundary tool that can show adjacent parcels and ownership).

Skiptracing is detective work. But that’s what makes it powerful — most investors give up after the first dead end.

Step 6: Make the Call

Once you find the owner’s number, call. If they don’t answer:

• Try again later (evenings and weekends often work best).

• Leave a voicemail (clear and concise).

• Send a follow-up email if available.

It’s all about timing. A lot of deals come from being in the right place at the right time — or calling at the right time.

Pro Tips from the Field

Here’s what we’ve learned skiptracing self-storage owners for years:

✅ Use multiple tools: PropStream + NeighborWho + State Entity Search 

✅ Train your virtual assistants for real estate investing to run this playbook 

✅ If you find a family-owned property, call relatives — they’ll often pass the message 

✅ Save owner contact info even if they say no — follow up later

Out of 15 deals we’ve closed, the majority came from facilities in towns you’ve never heard of. They weren’t listed anywhere. No websites. Just buried treasure for passive self-storage investing.

Don’t Forget the Risks

Skiptracing is powerful, but let’s not ignore the risks of self-storage investing:

• Risk #1: Wasting time on facilities that aren’t really for sale

• Risk #2: Buying from someone with unclear title or ownership disputes

• Risk #3: Overpaying due to lack of competition or comps in tiny towns

Always do your due diligence. Always underwrite conservatively. Self-storage as an investment only works when the numbers — and the ownership — check out.

Final Thoughts: Skiptracing is a Skill That Pays

Whether you're wholesaling, buying to hold, or just learning how to invest in self-storage, skiptracing opens doors to deals others never see. You don’t need to be a tech wizard. Just consistent, resourceful, and willing to dig.

So next time you’re on Google Maps and see a facility with no website — take a shot. You never know who might answer that call.

Want to learn this process step-by-step with screen share and templates? Join our self-storage mastermind group and get access to our full VA training, scripts, and tools.