Example Orange County, Ca. www.ocgov.com go under something like .... property tax assessment and real estate.Take your sold history value and find the percentage of mark up value compared to county assessment value for the year it sold.

Many times these include underestimating Renovation Costs (Rehab Cost) especially worse if unexpected issues arise, improperly running the comps (Comparables) to determine the After Repair Value (ARV), or overlooking the (Holding Costs) that are paid monthly until the property is sold.

I personally wouldn't risk my money out that way, but it's all about balancing risk and reward and what you are comfortable with!

I then compare the conservative and "real time" calculators to see what my estimated minimum/maximum cash flow could potentially be.

Maybe you've done the research on comparables and it does make sense. 

I just compare it with other local selling property.Fortunately I found this great forum and start to learn how to invest. 

I see storage as a small business and I  loved mine.. but I see it as more of an operational type business simply because you have more turn over and such compared to parks.. you get the right parks and you have ZERO turn over.. now low end rat trap parks are tougher of course I am talking about what I call investment grade parks.. and they trade at low cap rates but if you can move rents over time.. they are solid. 

I would probably never lock It up in a CD even if they generate “high yields“ because compared to what you can get with other strategies, they are small but are less risky.

You'll have to find comparable sold properties in order to get an idea of what its worth

Take x dollars out of property a, invest in property b - here is profit, cash flow, risk, reward, plan to grow to multiple properties increase cash flow etc.