Build & Lease
Contractor Garages
Build the Most Undersupplied, Highest-Demand Asset Class in America
Passive income made predictable: high-demand units, low turnover, and tenants who never leave.
What you'll be able to do
Curriculum
Module 1 — The Model & Market Gap
- What are contractor garages? vs self-storage & flex
- Where this works (suburban growth, trades density)
- Case study: filling outdated/oversized supply gaps
Module 2 — Site Selection Blueprint
- Population heuristics (5-mile rings: 10k → 25 units, 20k → 50 units)
- Home Depot/Lowe’s proximity signal
- Zoning (light industrial), utilities, flat land, setbacks
Module 3 — Demand Testing (Before You Build)
- Facebook Marketplace test ads: copy + images
- Surveying size preferences (1k / 1.5k / 2k sq ft)
- Reading inquiry volume to size the first phase
Module 4 — Product & Layout
- Spec: 14' doors, 16–18' clear heights, half bath, climate
- 50' between buildings for trailer turns
- Keep buildings < 12k sf each (sprinkler threshold)
Module 5 — Pricing & Go-to-Market
- Comping vs self-storage & shallow-bay industrial
- Keywords that convert (contractor bays, small-bay warehouse)
- Listings: FBM, Craigslist, LoopNet, social
Module 6 — Leasing & Screening
- Triple-net leases (NNN) for low-touch ops
- Screen with bank statements, tax returns, P&L
- Who pays for what (tenant vs common areas)
Module 7 — Construction Options & Costs
- Turnkey metal fabricator vs GC vs stick-built
- Rule-of-thumb costs: foundation ~ $12/sf; shell ~ $22–23/sf
- Utility tie-ins, civil scope, retention planning
Module 8 — Capital Stack & Investor Pitch
- LP/GP splits, pref returns, TICAM treatment
- 5-year pro forma, lease-up timeline, sensitivities
- Exit paths: post-civil, pre-lease, stabilized sale, refi hold
Module 9 — Ops & Investor Relations
- Software: Buildium / DoorLoop for leases, payments, updates
- Reporting cadence & distributions
- Scaling to multi-site portfolio
What's Included in the course?
The $250 course is a comprehensive training program covering the entire development process:
Market validation: How to identify and evaluate secondary markets
Land selection: Zoning, site analysis, location strategy
Site planning: Unit layout, parking, access, utilities
Construction costs: Realistic budgeting and cost expectations
Financing structures: Construction and permanent financing options
Capital raising: How to attract and structure investor partnerships
Lender positioning: How to present projects to lenders
Lease pricing: Market rates and pricing strategy
Tenant targeting: Finding and attracting quality tenants
Pre-leasing strategy: Leasing before completion
Common mistakes: What to avoid and why
This is for people exploring flex garages, validating feasibility, or researching before capital commitment.
Who Should take the course?
The course is ideal for:
Real estate investors exploring new asset classes
Contractors and builders interested in development
Commercial brokers wanting to understand the market
Land owners considering development options
Business operators interested in real estate
Anyone wanting to understand the numbers before committing capital
It gives you clarity on whether flex garages make sense for your market and situation.
Will I get templates?
Yes—Facebook Marketplace ad scripts, survey examples, pitch deck outline, and a sample underwriting model.
Why Is There Demand for Flex Garages?
Flex garages fill a critical gap in the commercial real estate market:
Residential zoning restrictions: Many cities prohibit home-based businesses, forcing operators to find commercial space
Traditional industrial is too large: Warehouse units often start at 5,000+ sq ft—too big and expensive for small operators
Storage units aren't enough: Self-storage doesn't allow active business operations or equipment use
Consistent tenant demand: Trades and small businesses are recession-resistant and always need workspace
Underserved in secondary markets: Many growing secondary markets lack small-bay industrial options
This creates a reliable, stable tenant base with strong lease renewal rates.
What Is Included in the 1:1 Consultation?
The $750 1:1 consultation includes:
Full course access: All training materials and modules
Private 1-hour call with Mark: Direct access to discuss your specific situation
Land evaluation: Feedback on your specific property or market
Financing structure insight: How to structure your specific deal
Personalized guidance: Tailored advice for your project
This is for people who already have land, are actively evaluating deals, or are ready to move forward.
Do I get Lifetime Access to the course?
Yes. When you purchase the course, you get:
Lifetime access: All course materials forever
Updates: Access to any course updates or new modules
Reference material: Use the course as a reference guide for your projects
Templates: Access to all templates, frameworks, and tools
This is an investment in your education that you can reference throughout your development career.
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