I have a close friend who successfully flipped a self-storage facility, making nearly a million on one project, solely through direct mail.

Are you self-managing?

It wasn't the messiest thing I've seen, but still required clean up on my end which the clients weren't happy about at all.The third client is a self employed hair dresser and she compained of poor communication, inability to understand what they wanted form her and complete confusion over their payroll directions.For the price paid, I'd say the results were mediocre at best.

I was managing a self-storage facility for someone before I bought my own facility, so I had the experience first.

I've only dealt with residential at this point but am looking into self storage and on my search for commercial I stumbled upon a car dealership property where the owner is moving out of state and motivated to sell the property.

My contractor poured a self leveling cement over the current concrete slab.

If your rent increases just mimic inflation close to half or more if you self manage will bump your yield up and cash flow. 

.- Too many other investors willing to pay prices that only pencil because they're (a) self-managing and/or (b) renovating/turning around the units themselves.

An analogy would be creating a self directed 401K plan.

So looking at the letter I sent them, it was a 20-day Notice to Pay but it didn't have the language about their rights at the bottom since my letter was self-drafted.