We also have exchanged into a Strip mall and a Self storage complex.

If I was in your shoes, I would use ynab, and two bank accounts.

Migration is a major factor to the overall market, which is why other regions may be doing better than here.We also sold our MF portfolio, and have been focusing on self storage.  

Also includes a carport per tenant and small storage unit.

I went so far as to buy a dehumidifier so he could use the basement for storage, replace the screen his dog damaged at no charge and other little things I don’t technically have to do to make it nicer for him  Now I feel like he’s taking advantage.Now the reason I’m considering giving in. 

Almost nobody NEEDS self storage.

Put yourself in their shoes....

The 1970's attic apartment was just wasted storage for 12 years so we rehabbed it for $2500 & our live-in maintenance guy now pays $475/month plus does any & all building & property maintenance.But we do all the work ourselves.

I have read that for determining equilibrium a good rule of thumb is to use an avg of somewhere between 7-8 sq ft of self storage per person within the radius you are analyzing.  

What I would do if I were in your shoes is research on the perfect area for your next REI.