Toy Storage Nation proudly announces the addition of Andy Hayes of Go Outdoors to its advisory board. As Director of Acquisitions at Go Outdoors, Hayes is responsible for identifying and developing financially profitable projects that will enhance their immediate surroundings and serve as a source of pride for stakeholders. Go Outdoors is a premier platform that acquires, develops and operates marinas, deluxe RV resorts and innovative entertainment hubs throughout the United States. Along with its partner, Monarch Alternative Capital LP, a leading investment firm with more than $11 billion in assets, the Go Outdoors portfolio launched in 2023 with 11 Sun Life collection marinas and four RV resort parks.Â
“Andy is a welcome addition to the Toy Storage Nation Advisory Board, bringing valuable experience within complementary assets of the storage industry,” said TSN President Amy Bix. “We are committed to educating entrepreneurs about RV and boat storage as well as other profitable opportunities emerging within and around the storage industry.
“Diversification is discussed fluently within the developer and investor communities right now,” she continued. “Andy’s background and connections within marinas and RV resorts enhances Toy Storage Nation’s ability to stay ahead of the curve for our RV/boat storage audience and workshop attendees.”Â
Hayes studied financial planning at the University of Georgia, working within the real estate industry throughout his college career. In 2019, he co-founded Atlanta Reserves LLC, specializing in residential/CRE tax deed sale and tax lien investments, probate, direct equity real estate investments and asset recovery. Previously, he worked at Restore Atlanta, working his way up to lead the acquisitions team while targeting distressed real estate investment throughout Fulton County, Ga. In 2022, Hayes joined Safe Harbor Development as director of acquisitions before assuming the position at Go Harbor a year later.Â
Toy Storage Nation is grateful he participated in the following Q&A to learn more about his experiences and perspective.Â
To start, can you discuss the history of Go Outdoors, how and why it was created?
Monarch Alternative Capital LP, a leading investment firm with approximately $1.1 billion of assets under management, formed Go Outdoors in 2023, with the goal to acquire, develop and operate marinas and RV resorts across the United States. Monarch launched the platform with the recapitalization of two large-scale portfolios, partnering with Safe Harbor Development (an experienced owner-operator of recreational developments) to manage the existing portfolios and help grow the platform through acquisitions and development. The team at Monarch believes these sectors are historically overlooked real estate asset classes that are growing and in the early stages of institutionalization.
Monarch was attracted to the differentiated attributes in the marina and RV industries, which benefit from attractive industry fundamentals that enable them to produce robust, high-growth rent revenues. Strict regulations, scarcity of land and the capital intensity of new developments create high barriers to entry, limiting the supply of new marinas and RV resorts.Â
Additionally, shifting consumer preferences toward leisure experiences (as exhibited by higher levels or boating registrations) and RV ownership have led to increasing demand for docking, storage and RV pad rentals. Go Outdoors was designed to provide operating capabilities, benefits of scale and long-term capital to acquire more properties throughout the U.S. and capitalize on a highly fragmented market.Â
Over the years, how has the company evolved?
Our joint venture with Monarch Alternative Capital has further elevated our operations, demanding more rigorous reporting and higher standards across all areas of our company. These changes have introduced new systems, processes and oversight at every level of our business. The power of scale allows us to drive strong financial performance while continuing to refine the customer journey.
The strong foundation we have built over the years has aided a seamless transition into a more sophisticated way of conducting business. Our ability to underwrite new acquisitions with precision, combined with the added expertise and horsepower from both in-house legal and due diligence perspectives, ensures that every decision we make is highly informed and strategically calculated. This, along with working together with our operations teams, means we achieve our initial projections but also uncover new opportunities and untapped levers that ultimately increase our returns. This is possible through efficient collaboration and hard work, which are the natural outcomes of our team’s evolution over the past several years, reinforced by Monarch’s advanced standards.
For marina operations, what types of amenities (either complimentary or for a premium price) are provided for tenants?
While we currently offer a multitude of amenities across our portfolio, we are strategizing how to elevate the customer experience to separate ourselves from competitors. Pump-outs, preferred parking, restaurants, fuel docks, ship’s stores, electric and water hook-ups, boat service, access gates and other traditional items are standard throughout our portfolio; however, we plan to introduce enhanced, upscale amenities in certain markets. As we progress, it will be neat to observe the downstream effects at our properties.
How many and what kind of properties are currently in your portfolio?
In our Go Outdoors’ JV portfolio, we have 11 marinas, three RV resorts, a Camp Margaritaville Lodge and the Margaritaville at Lanier Islands Waterpark. We are also involved in the ownership and operations of a few other marinas housed under our Safe Harbor Development portfolio, as well as a multitude of other asset classes.
While most of our properties share commonalities, each is tailored to meet the specific needs of boaters in its respective market. As part of our commitment to preserving the legacy and culture of new acquisitions, we often retain distinctive amenities. For example, the community gardens–maintained by the Torch River Marine slip customer–and provide fresh produce for lunch/dinner cruises.
It seems some properties may feature a marina, but there’s a lot more attracting clientele. Can you elaborate on this?
We’re committed to providing customers with unmatched access to best-in-class amenities across all our properties and are continuously exploring new ways to enhance the customer experience and strengthen brand loyalty. Our approach is built around a curated offering that delivers premier amenities and also prioritizes the consistent upkeep of high-quality, clean and environmentally responsible properties. We place strong emphasis on proactive repair and maintenance to ensure our assets remain at the highest standard, year after year.
Where are the properties? Are you focused on specific areas of the country? Do you have plans to broaden your reach?
We’re in premier markets across the Northeast and Southeast. The inherent demand in these regions, combined with sustained growth in recreational boating and broader industry trends, drives consistently high occupancy levels and limits attrition in the face of rate increases. Our strategy remains focused on established, resilient markets that deliver long-term stability and liquidity.
Our portfolio growth in the Northeast and Southeast reflects our practical awareness of logistical and travel considerations with a readiness to pursue exceptional opportunities wherever they arise. We are largely geographically agnostic, though the economics must justify the distance. Simply put, the further away the opportunity, the greater the scale and financial return required to make it worthwhile.
Where do you find the funds to develop these, for lack of a better term, entertainment centers?
We fortunately have direct access to competitive capital through our partners at Monarch Alternative Capital and network of relationships at the local level.
What security measures do you take to protect your properties while keeping clients safe?
While 24/7 oversight is not always practical, certain properties allow us to provide onsite housing for employees. This improves security and serves as a valuable component of their compensation package, reducing safety concerns while increasing overall employee satisfaction.
We typically seek to install access gates on our docks along with camera systems, which are perceived well by our customers. We have a few neat systems we are exploring for potential implementation in the future as well. Lighting, proper employee training and other traditional security measures are present throughout our portfolio.
Can you tell us how your properties are managed?
We operate as a fully vertically integrated platform, which directly enhances the quality of 
services we deliver. Our ability to ensure a high caliber of services stems from the strength of our accounting systems and expertise. By translating detailed data into strategic decisions, we strengthen the bottom line while allocating capital and resources toward the operational areas that enhance the customer experience.
Managing everything in-house means we are always present, attentive and able to create organic experiences across our portfolio. Placing our employees in the right roles and providing them with the proper training and continuous development creates the foundation for lasting success.
Do you have any marinas at lakes where water levels change dramatically? If so, we’re very curious how that can be managed.
We operate marinas across a wide range of bodies of water, primarily on inland lakes. While water levels are often managed by dams or other methods, severe weather changes remain difficult to predict. To mitigate these risks, we collaborate with marine engineers and dock builders to design docks suited to each location. In addition, we provide employees with the proper training to anticipate challenges and implement crisis-preparedness measures, strengthening our ability to adapt and avoid major disruptions.
Permanent docks built on piles or legs are at the mercy of the water. Fortunately, floating docks negate these common concerns and offer an affordable, reliable and convenient solution for fluctuating water levels. We work closely with a trusted network of partners and consultants in the marine industry to construct the most advanced dock building systems and practices that drive success.
Can you envision how your business model and portfolio will look in five to 10 years?
Our growth strategy is rooted in leveraging the systems and expertise that have driven our existing success. With strong access to capital, we can supplement this expansion while strategically managing our bandwidth. By targeting core assets in high-demand markets and prioritizing customer experience, we are confident in our ability to assemble one of the industry’s leading portfolios of marinas, RV resorts and outdoor recreational hospitality properties.
As industry leaders in marina and RV property development, Go Outdoors leverages expertise, vision and capabilities to elevate its portfolio of properties to new heights, providing guests with an outdoor experience that surpasses their expectations in terms of value and quality. For more information, visit https://www.gooutdoors-shd.com/.
