By Chris Koenig
There’s a saying in real estate: It’s all about relationships. I’d tweak that slightly — it’s all about the right relationships. And sometimes, the right ones start over a lukewarm conference coffee and a shared obsession with asphalt and cap rates.
That’s how this one began — at a Toy Storage Nation Executive Workshop. One conversation turned into a joint venture. And one shared vision turned into a nearly complete Class A RV and boat storage facility in Ocala, Fla.
This is how those deals happen when you show up, speak up and know your lane.
From Idea to Asphalt: The TSN Effect
The partners in this deal were a seasoned real estate investment and ownership group looking to break into the RV and boat storage space. They had the experience. The capital. 
The lender. The land.
But what they didn’t have was RV and boat storage-specific expertise on the GP side.
Enter: me. We met at a Toy Storage Nation Workshop, hit it off, and the rest is dirt-under-the-nails history. Their lender wanted someone specifically with RV and boat storage experience — not just a consultant, but a co-sponsor. Someone who had been there, built that.
That one conversation turned a concept into capital-ready action. We inked the JV and broke ground not long after on Beacon RV & Boat Storage in Ocala, Fla..
If you’re wondering whether TSN is worth your time, this is your sign. You don’t attend Toy Storage Nation to “network.” You go to find your next deal, partner or playbook.
What Makes Ocala a Winner
Let’s talk about the site itself. Florida has plenty of sun, bugs and zoning hurdles — but it also has incredible demand. What makes the Ocala project a winner begins with several key factors:
- It’s located on a highly visible corridor;
- It offers wide drive aisles for big rigs and boats;
- It features Mako Steel galvanized canopies (shoutout to another stellar TSN vendor!); and
- It includes smart fencing, onsite office and a thoughtful layout from day one.
It’s designed for functionality. No fluff, just flow. Also, it is expected to open within a month and already has 100 reservations.
Build It Like You Mean It
Lessons learned and re-learned on this project include the following:
- Don’t over-engineer your spec. Build for your tenant, not your ego.
- Lean on the right partners. Contractors, lenders and suppliers matter — but your GP partners matter most.
- Prefab is your friend. Time saved is money earned.
- Vet your subs like you vet your tenant. And document everything. Always.
Oh — and if your JV doesn’t come with a shared Google Sheet, are you even JV-ing correctly?
Final Thought: Show Up to Level Up
People love to debate whether real estate conferences are worth it. I get it — some are more fluff than facts. But Toy Storage Nation? It’s different.
It’s focused. It’s strategic. And if you’re serious about RV and boat storage, it’s where the deals start! This Ocala JV is proof. A conversation turned into a partnership. A handshake turned into a facility. A room full of storage nerds turned into ROI.
If you’re building, dreaming, or scaling — show up. You never know which handshake turns into your next game changer. I cannot stress enough how beneficial attending the TSN show in Vegas will be for anyone looking to get into the Class A RV and boat storage world! Hope to see you there.
Chris Koenig is a real estate developer focusing on solar-covered storage projects, especially RV and boat storage. He serves as a TSN Advisory Board member and frequently contributes educational stories documenting his experiences in developing successful storage projects coast-to-coast. Follow him on LinkedIn to stay up to date on his business ventures and learn from his wide-breadth of industry knowledge.
