Otherwise, you need to put out some money on a market study.  

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Study the market.

Have you considered a cost segregation study on your properties? 

Where are you studying self storage as an REI?

And I love the final comment, classic case of if I use these fancy words, it'll make me seem like I know what I'm doing.

It's all in his study of millionaires: https://www.ramseysolutions.com/retirement/the-national-stud...

The very first thing to do is to do an 'Engineering Based Cost Segregation' study performed to see where you can get back some serious money, using your rentals, to get back some serious money from the IRS.

Granted, this was 20 years ago, but I studied office at a tech school and took common classes with accounting program students.

The next study below from Cambridge associates looked at 942 funds from 1986-2016 data and showed around 3.9% outperformance of equity REITs over private real estate with median leverage between 54%-60% so not as high as individual house flippers but still with significant leverage:There are many other studies in US and also by EPRA out of Europe in developed countries as well as many academic studies, https://www.nareitphotolibrary.com/m/750b587aba063147/origin...and they mostly all agree that on the whole, on average, for the Average investor, that private Real Estate investing is statistically worse than stock market in US by about 2% and worse than buying equity REITs by around 4%, over last 20/30/50 years.