i am considering buying bigger pockets pro and wanted some feedback about how good the calculators and other documents are for creating pro formas for investors? 

Are the rents that you posted actual rents or pro forma rents?

Make sure all improvements are in good shape and make sure your decision is based on actuals and if you can and not on a Pro Forma. 

.$10,100.00MONTHLY INCOME$6,592.83MONTHLY EXPENSES$3,507.17MONTHLY CASHFLOW9.09%PRO FORMA CAP$77,132.00NOI$72,150.00TOTAL CASH NEEDED58.33%CASH ON CASH ROI11.88%PURCHASE CAP RATE10% down payment @ full price.

Form a partnership or LLC and let that entity buy the property.

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.