@Mark Keeler,The "10 steps from Butler Creek" caught my eye and a quick Google skim suggests flooding has been a past concern.

I own a property in Cleveland, My first experience with a Management company there was with Monument, and was honestly terrible.My second one is not great, the guys are milking us with non necessary fixings in a unit the tenant is not paying and we have been having issues for a long time. we are never able to make a penny because they invoice some repairs.

Put in a couple of different coffee making options (drip, pour over, french press, grinder, maybe an inexpensive milk foamer).

Your question is from the past , yet I was skimming thru and saw it and just had to stop ..you may see this or you may not, but I am hoping like Hedouble hockey sticks ,( excuse my language ) that you did decide to go with 855 managers as I myself was asking the same  question 8 years ago and I did go with them and was with them many years ..the staff is beyond words and there maintenance dept were always there to handle any problems with the homes I had with 855 .

Milking every dollar out of the property. 

Not a bad idea for the AM to also be skimming/reviewing the maintenance tickets in the system for patterns of un-adressed root cause resolutions.

I skimmed through your long post.

I'll be honest I skimmed about 50% of that but I'll tell you what I did I initially purchased my rentals under my name and did conventional loans - then spoke with the title company and transferred them to my LLC.

You might find some value in this blog I post here on BP...probably best to start in the beginning and skim through until you find something that is helpful:https://www.biggerpockets.com/member-blogs/3915-all-things-self-storage/blog_posts

They try to milk it until it get's so bad the DNS (department of neighborhood services) get's on their case and then try to sell it.