Self storage facilities are largely valued using the income approach.

Approach the agent and seeing if they will agree to a lower fee may be your best bet in this case.

Is there a better approach?

Good luck with the direct mail approach.

Hi Joseph, I would run a comparison report on both approaches and see where you end up.

I wrote a blog post about the approach I'm taking and I've shared the link below. 

I will be looking to speak to the realtor and let her know this is my new approach to the deal And if the owner isn’t willing to work with me I will have to walk.

In terms of RE investing, perhaps this article will help: https://www.biggerpockets.com/member-blogs/10850/86621-six-steps-approach-to-getting-started-in-real-estateBest of luck!

I have nearly 25% down now, it seems like the only people that have approached me seem to be almost legit confirmed scammer companies that string you along and never close.I think my window of opportunity is closing on this deal unfortunately.

While cap rates move relative to T-Bonds, and we approach zero%, some may project lower cap rates.