Traditional Self Storage logic says your market is 1 to 3 miles. 

Would you do 20% down and finance with traditional loans or buy outright one property at a time and BRRRR? 

Traditional IRA 5.

That’s the advantage and leverage as opposed to traditional seller.

I plan to discuss both with my traditional lender but wondering if anyone can advise who've worked with hard money lenders and/or which route above has proven successful for you. 

One you will definitely want to join is the Coastal Florida Real Estate Investors Association meeting on the 4th Thursday of each Monday at Keiser University in Tradition.

@Sam McCormack You can also look at REIAGC (Northern Kentucky Real Estate Investors Chapter) which is probably a more traditional REIA experience. 

If you plan on flipping a bank loan probably doesn't make sense, and with that low of a purchase price it probably won't be able to be traditionally financed, the main way you might get a bank involved would be some form of construction loan.

Not complaining, simply observing.As far as traditional financing goes, I certainly do not think I would qualify. 

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