This area pulls comps. and appreciation from the nearby Heights area.

Ensure the facility is legally permitted to operate as self-storage4.Evaluate the local market conditions, including occupancy rates, rental rates, and competition from other nearby storage facilities.

Where do I locate hard money lenders in the state of Arkansas or near by and would experience be a huge problem when it comes to creating the partnership?

@Jay Hinrichs Yes, I got mine back and my Accountant took it that same year, saved the next one for this year, which offset my taxes both years- very helpful to keep for the years where I made more money than others.Yes, I am a Realtor in both Charlotte, NC and in Charleston, SC- I own a three bedroom short term vacation rental in the Wild Dunes resort just outside of the Charleston Penninsula in nearby Isle of Palms, SC- that's the one that I did the Cost Seg on that saved $278 K.

Short Term Rental Property, nearby hospitals, furnished to travel nurses.

Upon digging deeper I realized that the owner of the LLC has properties nearby(some have nice houses built), the LLC office is also nearby, and the owner has many other companies on file.

In short, it may be more valuable to pursue areas where the cash flow isn't as strong on paper because it's made up for in other problems you avoid with properties in areas that cash flow well on paper at first but suffer from high turnover, a high level of vacant properties nearby, etc.- Check up frequently on the property and conduct walk throughs as allowed by your lease agreement.- Hire a solid property manager who gets paid to keep tabs on the property for you. 

Meet and talk with people who invest in real estate nearby, and pick areas that have a lot of people wanting to rent, good schools, easy access to public transport, and a chance for the property's value to go up.

Or do they actually do it the right way and pull nearby comps?

every house in a .1 mile radius sold before it was even                                                                                    Just because every house nearby sold quickly means nothing.