@Austin CookeThere is a very short story by Franz Kafka that has always helped me with this.A Message from the EmperorThe emperor—it is said—sent to you, the one apart, the wretched subject, the tiny shadow that fled far, far from the imperial sun, precisely to you he sent a message from his deathbed.

The smaller and more precise the list is, the better IMODon't be afraid to put yourself out there and networkGood luck!

Its called "All Things Self Storage" and can be found at:https://www.biggerpockets.com/member-blogs/3915-all-things-self-storageAnother good option would be to set up a "Keyword Alert" here on BP for Self Storage...that way you will get notified each time people are discussing Self Storage in the forums....that's precisely how I found your post:)!

I lost everything back in early 2000s precisely because I was overleveraged, did not have reserves both for real estate and my car wash business.BUT, had I bought everything cash afterwards, I would still be broke today.So, there's a right balance.You need leverage to acquire enough properties relatively quickly AND you need a lot of cash in the bank to so balance out the risks posed by debt.Fortune 500 companies use debt to become richer.

@Kevin Laurion the biggest advice I would give you is to get more precise with your rental income number. 

A cpa can give you more precise number/rate after looking at your other income.

I have sent a couple hundred letters ( precision targeted for seniors ready to retire).

The most recent podcast published on BP Podcasts was on precisely what you are trying to do (no-to-low money down flips).

(I'm not being precise here.)

This is precisely why estoppel letters are used in the purchasing process, so a tenant can't claim later that he/she prepaid the seller all rent, or that the seller had agreed to reduce his/rent by 99% and "you didn't know that?"