@Matt Higgins I have been hibernating a bit with tax season. 

I think it will delay "busy season".

So do you think this is an anomaly, or do you think self-storage is poised to rise across the board in the coming months?

I've found old garages are more of a liability than a good investment in the lower rent areas unless you get lucky and get one that isn't falling over - it will cost more to bring them back to life or replace them than it will ever bring back in rent and therefore, the best choice is to remove them and spend the money on a new parking slab - obviously a property that already has that done is a plus (people use them as storage lockers too, then leave it all for you to clean when they skip out later).

The different loan options all seem to have pros and cons but I was hoping to get thoughts from more seasoned real estate folks to get some input on which route might make the most sense for my situation.

Seek out seasoned investors in your area & see how you can assist, learn & get a piece of some deals.

I am forecasting at least down 50%+ for season.

After rehab and seasoning the comps will dictate the value.  90% LTV is crazy.  

It was rental arbitrage and if we were able to keep it longer it would have made a killing (the first year we just recouped the costs to furnish it and get it up and running) but the owners sold it :(  However I'm very happy we don't have it right now, when the ski areas are shut down during high season and this virus is limiting all travel.

Of course, you may always buy down the rate to whatever you'd like if you have a long investment horizon.PMLs often have no seasoning requirements.