I'm looking for people who have actually done it or are brokers that specialize in self-storage and are familiar with the markets who could give me some tips on what to look out for and how to work towards buying them.

@Nicholas KaniaI recommend finding an accountant who specializes in real estate taxation, business taxation, and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

If their timeline is further down the road (i.e. 6+ months) ask them how you can be of value to them during this preparation stage in their journey.- Experience.

The key with condo complexes is to do due diligence on each individual complex as far at whether they are warrantable, VA-approved, and whether they might be facing any upcoming special assessments or have issues with the state-mandated structural integrity studies and their reserves.

We knew the house would be messy but were not prepared for the extent of the damage. 

Freddie Mac and Fannie Mae, kind of like special lenders, offer good rates but need well-kept properties with lower down payments and longer payback times.

Is it ok to use this lease or is there a special lease out there for leasing residential properties to a business?

Every state has a unique set of laws and regulations regarding the foreclosure process, so your ability to succeed will depend largely on where you're operating.Also, all three of these require advanced skills and background, so I wouldn't necessarily start here.That said, if you do then be sure to get top-notch training and complete deal documentation from folks who have seen at least one full real estate cycle.Rather than specializing so soon in your real estate career, I would instead recommend just getting in front of as many real estate owners with problems.Just getting really good at talking (and listening!) 

Caveat, experienced investors rarely "shop" they usually have one or two lenders that specialize in certain products, keep all of the investor's data on file with current documents and they tend to care more about convenience, experience, and just getting the deal closed so they will continue to go to the same lender who can make that happen. 

Do you specialize in residential or commercial market?