From LP to Operator: How Shoaib Kabani Scaled Fast in Small Bay Industrial

The Value Builder Podcast

This episode Saul welcomes Shoaib “Sho” Kabani—ex-management consultant, e-commerce entrepreneur, and now full-time small-bay operator—to unpack how he vaulted from passive LP checks to hands-on industrial deals in record time. Sho walks through closing three self-storage facilities while expecting his first child, converting a handshake-lease warehouse in Florida into a seven-figure performer, and breaking ground on a 35 KSF flex development outside Houston.

You’ll hear:

• The “LP tour” that paid off —how dabbling in hotels, multifamily, and storage gave Sho the confidence to syndicate his own deals.

• Seller-finance mastery —structuring a note when 80-year-old owners have no leases, no books, and only handshake agreements.

• From $11 gross to $13 NNN —raising rents, adding cams, and doubling value in a once-ignored Port Charlotte flex park.

• Why small-bay beats self-storage —sticky trade tenants, zero TI requests, and operations that free you to chase the next deal.

• Ground-up economics 101 —land at <$6 SF, all-in at ~$130 SF, targeting 15–16 NNN, and an 11-cap cost basis.

• Biggest lessons learned —move fast, delegate sooner, and pay up for an A-team architect/GC to dodge municipal landmines.

Sho also shares the mindset shift that let him balance newborn life with aggressive deal-making—and the legacy he hopes to hand his daughter one warehouse at a time. If you’re eyeing the under-built small-bay niche or just want a blueprint for turning rough assets into cash-flow machines, this episode is pure fuel. Press play and level up your industrial game!