I need to move the pole 15 ft south on the property to make the garage a front load.

I ran the numbers, see below - the expenses are almost too low, so first thing will be to do my due diligence.On the plus side she is not in a rush, the property won't be listed for a while (if at all, if I can get in quickly with a solid offer).Purchase price (est) $775,000Units 13Annual income $112,000 (assuming 7% vacancy, all units currently leased)Operating expenses $39,000 (all electric on separate meters, heat is electric.

My further research indicated that any deficit in return on original loan amount is considered a "non-business bad debt" treated as short-term capital loss, but foregone interest is excluded (because individuals operate on a cash basis). 

When developing a pro forma for a storage facility, what percentage of gross income should be estimated as operating expenses?

On a smaller scale, just call a local broker (better: call all top players, hopefully there are 3-5) and tell them you have 7 properties that you want to place in their rental program, and want details on how their rental management operation works.

The buyer oversees all management, renovations, and operations.

Many are well represented by sellers & turnkey operators here on BiggerPockets. 

Compactionof the underlying fill is really only required if you’re going to put a load on the concrete.  

Feel free to reach out for any info on syndications & different operators & asset classes.Best of luck to you.My brother plays pro baseball & I’m trying to get him more into real estate!

@Bryan Mitchell - look for when FEMA off loads their until on www.govsales.gov.