I have my personal emergency fund stored away in a HYSA, and am working to build up a15k property reserve as well, but am conflicted on where to keep that 15k. 

From watching the market and myself investing in Bryan/College Station, people are still renting out these properties nicely.They can be leased as a whole or rented by the room and are usually in great areas, close to the university, grocery stores, and restaurants.

Clothing- buy at the second hand store.  

Big things are in store!!

This is verified based on the good schools, department stores opening up (Costco, Target etc.) as well as verified investment from Jerry Jones (Dallas Cowboys owner) and the city to grow the population.

If you do not have those it will extremely hard to ever sell it to someone who will require bank/lender financing or refinance it down the road if you want to pull out cash on the ARV or future equity.The other rule of thumb is that you buy it New and that it was never on another property or location, simple built onsite or trailered in from warehouse. 

The storage closet is storing a shower head, a toilet, and whatever else you threw in there.

Again, the BiggerPockets store has some books on this topic, or you can learn about it by watching podcasts, reading blogs, and interacting on the forum.

He ended up sitting down with a local commercial broker who specialized in warehouse properties.

My focus is on warehouses and I'm always looking to network with others doing innovative things in this space.