I have a storage room that is old and worn (leaks rain and has a smell of rat droppings) that I have a plan to tear down and rebuild in the near future.

It is very possible, for example, in Austin, that valuations of office, retail, industrial, self-storage, or something else responds favorably to the changes happening in the city and could be a great buy. 

I started in 2016 and within five years I had over 30 units and 135 self storage units earning $150,000+ per year.

Before you assume that go to your local section 8 office or talk to some locals and see if that is even feasible. 

I look for single family detached houses with 3 bedrooms and multiple baths, and adequate storage. 

If possible I'd try a house hack at first, if that's not feasible then I'd look at out of state investing.

I have 33 rentals and 135 storage units, with a net income of around $150,000 a year.

Pro’s and Con’s to using SBA to purchase self storage facilities?

"Consumer Electronic File Storage": $25 [this seems like a bs addon]L.

If you are just doing a lower leverage (compared to a full 75% cash out) then it will save you on the rate as well.Happy to connect and talk through some options, but it would certainly be feasible to Quit Claim your property into your LLC and do the HELOC from there, but it is up to you.Good luck!