Here are my thoughts:(1)  You can and should write a new lease that meshes with your management style and includes a meaningful late fee.

We have been hopeful that we could get more rent than our estimate and we are encouraged that you are thinking $2400 might be a more accurate market rate. 

I would encourage you to reach out to an investor-friendly mortgage rep.

I agree with @Greg Dickerson in his assessment and, if you're a relative newcomer to commercial real estate, I would encourage you to look into having a detailed discussion with a broker who understands self storage as an asset class (in lieu of one who only sees it as a business).  

Before you make a decision as to which way to go, you should have a deep meaningful financial discussion with them about the risks.

You pointed out that combining apples with donuts do not produce meaningful (or valid) numbers.Let's start with the declining sales statement.

-Build meaningful connections with as many people as possible.

. - - - This will allow us to devote our time, energy and effort into people and causes that are most meaningful to us.Our goal is to build a portfolio of buy and hold properties that cash flow enough that we have the financial flexibility to choose if we want to continue working “normal” jobs.I started educating myself about real-estate in the summer of 2019.

I think the local municipality also seems to be generally encouraging toward development, and real estate but again that's super subjective.

I also need to be able to hold tenants accountable and charge a meaningful late fee, as needed.