I always work with operators that have gone full cycle on many deals, are considered a leader in their market, and are investing heavily in their business (think fully integrated with property management and construction).

They have been in business the longest (since the 70s) and are the leader in holding IRAs that invest in LLCs.

Second is developing yourself as a leader.

About 3000 average should get you one deal.All this is not worth your time effort or reputation as a business leader.

AJ Osborne and Scott Meyers are industry leaders with actionable books and podcasts.I'd encourage you to network with other storage operators and consider a partnership on your first deal to learn.

A tip that I give people; is to reach out to the leader of the meet up group and ask them if they need help. 

Here are a few tips for someone who is new:- Wholesaling is a sales and marketing business, study both religiously.- You get what you put in, dont treat this as just a hobby. - Read, Read, Read.

As others have noted, using a HELOC for the full purchase seems risky, I would run your numbers religiously before submitting offers. 

I think Toledo is on the right track, here are some recent snippets:Finishing touches being put on massive new Amazon center in Rossford, Company leaders say it will create at least 1,000 full time jobsExercise equipment maker Peloton to build its first U.S. factory near Toledo. 

I am now a Student Leader.