I don't think there is a right or wrong answer, since I don't think there's much of a downside of doing it.Personally I don't do gifts because (1) at a certain number of doors it's going do be a hassle. (2) it creates the expectation that I'll be giving them those things every year. (3) I'd be willing to bet the benefit of giving gifts/cards is negligible when it comes to tenant retention I think the best thing you can do to keep your tenants happy is to be a good landlord and that will help with retention of your tenants. 

@Nina Grayson I bet!

So you may feel like the odds are stacked against you and they are!

It would be odd for someone to loan you money to invest in a loan that someone else made to someone else.

Best bet is to consult a Real Estate Attorney, pay them for their time (usually $300-400/hour) and have them help you navigate the legalities of this particular situation.

I can't speak for the mastermind/academy you mentioned, but if you're starting out, connecting and spending time with people who are investing in or are looking to invest in self storage is the best bet to go about it.

Your best bet is to speak with your insurance broker or attorney about this. 

@Ebony PentonIf your dti is too high then yes your best bet is to get friends and family or look to refi into a DSCR loan

A local real estate attorney well-versed in business law and deal structuring would be your best bet.

When you do your first deal it will feel odd, almost surreal and you'll elated that you actually pulled it off (at least I was).