I work specifically with investors and market for run-down properties that I am able to offer to investors I work with exclusively, on top of the properties that are available on the MLS.

I've finally made the decision to get into the market to Build to Rent.

I’m not familiar with those markets, but I would suggest finding some meetups and attending as many as you can.

While I have none in this market I have been on one realtors monthly newsletter with market analysis for over 8 years. 

Get familiar with price points in your market and what looks like a good deal. 

I have a lot of good information on the KC multifamily market that I can send you. 

With a HELOC being around 9% I'd probably be paying more in interest than the money would make in the stock market.

I want to reach out and get feedback on where I would be able to find off market self storage facilities and how to approach the owner?

Quote from @Marc Zak: In the market where I live (San Diego), appreciation has been strong and many predict it will continue to appreciate in the long term.However, with current interest rates (6% at best) and property tax (2%), the annual cost burden is 8%.Am I correct in saying that appreciation has to be above 8% annually (plus whatever my maintenance and vacancy costs are) for me to make any money in this scenario if the property is cash flow neutral?

If looking to change the market value of property, well there you go.