Should I hire someone to help me as an employee or should I try to form a partnership or some combo of both?

When developing a pro forma for a storage facility, what percentage of gross income should be estimated as operating expenses?

Your best approach especially when starting out for calculating rehab expenses is form a relationship with a Contractor..

If your willing I have the pro forma I can send you...

California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

I do not see why you would want to form a partnership.

You must try to form a local's point of view even if you are not an actual local.  

A property manager who can educate you on a market, help you form a strategy, fit right into your due diligence process, and execute on a clear takeover game plan as soon as you hold title.There are many good investment properties with great cash flow even after all expenses are calcuated.

First you will need to create a proposal complete with T-12 P&L and RR on your first 4 plex, then would need to show your design plans, zoning approvals and pro forma on the new 4 plex.

Buyers get discounts for doing business with they're title companies so when you have a deal, your buyer will tell you which title company he wants to use then you will start to form a relationship with them.