"my offer of 100k is in line with the market and the conditions of the property, it needs xyz repairs" etc

I have the area pick out, the price range and the condition of the property I am looking for.

Good camera system so you can see the property fully.As part of your due diligence, make sure you understand the market capacity, zoning for Self Storage- allowed and conditional, how easy or hard it is to build within 1 to 3 miles of you, if in a city. 

No bank would ever give a loan for the condition of the roof.

I bought a nice property in good condition so my backup plan was "I can always sell in the retail market if it goes sideways."

I have a horse that I’m conditioning to compete in an 100 mile horseback race within a year or two(which also doubles as my gym/workout).

After the offer and getting the rent rolls, I learned that all the units were currently rented for $550 and the units are in very good condition.

For these 2 properties under consideration, the properties are well cared for and in great condition.

Air Conditioning - one central air unit.The basement has one baseboard heater as well.Thanks @Daniel Rosa and @Jaydon H.

It would be worth looking into the other terms and conditions but I would probably take the $5000 and flexibility.