The South-East US is an exception. 

I've looked at doing a deeper renovation but it'd be about $200k per unit and, living across the country 3000 miles away, I don't really want the headache.I've been approached by one investor that may want to buy them, do STR at about $8,000-10,000 per month per unit (they current rent for about $3800 each, but need updating).

City sewer is a mile a way.

I feel this is to low of a rate due to market saturation, there has been 3 other storage facilities built in the last 3 years within 2 miles, the location is fully developed "no space for further growth",  and the size of the facility only being 141 units makes it just large enough to need a full time manger while just being small enough that management is a large expense factor, pushing this facility towards the owner operator.

I have one other rental about a mile from this place. 

Within a half mile, same amount of bedrooms,Same bathrooms, similar sq ft.That is how the bank will appraise the property as well.

Start with 30 mile radius of your home base and start the search there. 

It was 22 years old so it was ready, but still...My cleaner and handyman were out of town so I had to drive 370 miles to the house to meet the repair guy.

Purchase price: $302,135Appraised for: $378,000Comps for 3 bedroom, 2 bath homes in a .5 mile radius: $465,000-$685,000Comps for a 4 bedroom, 2 bath home with similar sqft in a .5 mile radius: $500,000-$755,000Located in the City of Portland, the city is very focused on finding solutions for the lack of housing and places for people to live.

People drive miles around to get to the waterfront a few steps isn't, at least for me,a deal breaker