Here's what the wholesaler is laying out:No seller or wholesaler disclosure on the property … it's an as-is saleOne open house will be held at which the property can be viewedBuyers have 24 hours after the end of the open house to make an offer comprising simply the offer amount along with proof of fundsWholesaler selects the winning bid that night and send the buyer an assignment contract.Buyer wires a deposit (over $10k, and not called earnest money but called a deposit) to wholesaler's attorney the next morningWholesaler sends the contract between seller & wholesaler to the buyer and/or buyer's attorney1 calendar day for attorney's review (in NJ real estate contracts are not binding until both party's attorneys agree on the contract)Deposit is only refundable if title is not clearApprox 3 weeks to closeThere's no underground oil tank contingency (in NJ it's common to have the seller remove an underground storage tank).Are these steps & conditions & timing typical for a wholesale deal in NJ?

There's boot camps for multi family, strip malls, hotels, self storage and mobile home parks and maybe more.  

We built garage shelves to use for storage in our office.

Self storage is not like office, which is not like multifamily.

Two others, a mini-storage and a development project, have been losers. 

Though I had a hard time convincing myself when I was pounding additional floor joists in place with a sledgehammer while laying on my back in the crawlspace.I have an investment in a mini-storage in Mobile AL that has retuned, maybe $1000 on an investment of $30K. 

You might also look into buying a Storage Facility.  

Family members are contractors so the cost of building a garage is minimal about 7k for 28 x 28 X 14 high for everything Inc electric and cement floor (might not need nor offer electric to tenants but if I sell it it is there) so yes it adds about 20-30K to list price on re-sale.I have the "garage/light storage only" tenant sign a commercial storage like lease indicating when they can enter it and what is not permissible such as storing hazardous waste, paint or repair cars and or etc. to include sec deposit and insurance/claims waiver.

Very generically speaking, larger buildings usually come with increased barriers to entry such as more capital (or the need for partnering-which can be very good or very bad), an increased emphasis on your past "experience" as an investor, more complex asset management (especially if you are talking about something that is both REI and a business like Self Storage or other commercial endeavors).

Since you want to invest where you already have relatives, it would be much simpler as you would likely have a place to stay when in town, maybe storage for tools, etc., and you'd be visiting anyway so that would cut down on the cost of flying in just for rentals.