This is not an easy market for investors or agents so you are not alone.I was in your same shoes 4 years ago, new agent and wanted to learn how to invest for myself.

My W2 income is >$550k/year, if I build an RV/Boat storage facility, will my storage business expenses/losses be able to reduce my W2 taxable income? 

My self-storage facility sometimes gets 5-6 calls in a month!

This would work for many different business models that have an owners quarters such as some storage facilities or car washes.

I had to replace a $9,000 furnace, a water heater, and a couple of appliances, and I am about to spend another $10,000 on excavation for my storage facility.

Can anyone give me resources about purchasing a storage facility in the DC area?

But trust me, it's possible to make it happen even without a ton of cash or perfect credit.I’ve been in your shoes and managed to buy a number of properties without using my own credit or cash.

Just sharing your experiences and thought process is great.We do Self storage development but the concerns are the same.  

Personally, we pivoted to self-storage a few years ago.

In your shoes, my goal would be to get to know folks and make connections - Open the door to have them communicate with you should there be any problems with the property and ensure they call you (not the cops).