She knows when a kitchen is missing something important, like plenty of counter space and storage.

Some ideas I have based on the location and traffic count include an RV Park or Self Storage.

While we're not opposed to this idea I just have no real clue how feasible or financially obligatory it really is.

why are there so many storage facilities for sale

These rules shall apply to, but are not limited to, noise, odors, disposal of trash, pets, parking, use of common areas, and storage of toys, bicycles, tools, and other personal items (including signs and laundry), which must be kept inside and out of view.

If master lease and/or seller financing are out, you can try getting a hard money loan and refinancing in a year (numbers would be tight, but if purchase price is right, this is feasible).

Need to define asset type within commercial ( retail,industrial, multifamily, office, warehouse, self storage, etc.)Next define the deal size 1 million,5 million,10 million etc.Without this you are just throwing mud against the wall and seeing what sticks. 

Does anyone have a rock solid Storage Unit Lease that I could edit and use?

If that's not feasible, the smartest move is to go one at a time or finance. 

Of my 2 rentals in Dundalk, one has a cellar area for storage and utilities and one doesn't have a basement (mono slab) and both were a challenge to rent -- it took months to get a good tenant.