Almost anything that has a guaranteed rate of return makes me want to scream and run the other direction, but this seems different. 

There isn’t a big hotel presence in the area, so vacationers are reliant on direct bookings and online travel agencies.

Hey Drew, in my experience with fourplexes and small apartments (30 units or less) here in the College Station, TX area it's better to provide washer and dryer hookups in the unit and charge more for rent.

@Nolan Mahoney I’ve got a small but growing number of units (25).

Is it true when underwriting small storage facilities that you should use a high cap rate between 12% - 15%?

If anyone can provide me with direction, guidance or help, I would truly appreciate it. 

@Amanda Restom just sent you a direct message.

Consider alternative financing options like portfolio loans that leverage your overall investment portfolio, private money lenders who may be more flexible with income verification, or negotiating seller carry-back financing directly with the seller.

He now says he participates in projects "large and small."  

As others have pointed out, mixed-use is a bit touchy right now for many lenders, so if any one element, no matter how small it may seem, doesn't line up, they will pass.