It might take a large financial institution with capital for “brainpower” and marketing, and financial and reputation strength to design as well as create a trading market for this type of security. 

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Looks like a lot of your own capital into the deal, but you learn more from being in the game.

In the original webinars for this fund, they told them they would return all capital in three years. 

I also wouldnt let your mom go into 2nd position on an investment property with any sort of restructuring; it doenst sound like she's in a position to risk being wiped out.Overall, though, if you want cashflow on the new property but cant achieve that after a refi into a market rate loan, it probably makes more sense to just flip it, pay off your heloc and your mom, and use the remaining capital for the next deal.

I want to reach out and get feedback on where I would be able to find off market self storage facilities and how to approach the owner?

In general I have unfortunately never gotten much return on any social media marketing. 

What are your thoughts on doing a flip or a BRRRR that seams to be the best way to capitalize on your investment. 

And this is so market specific..