I did check Loopnet and it's all listed for sale by brokers and agents, so I don't think it is off-market -- right?

Sounds like with are under charging our owners by thousands of dollars or they are trying to rip you off.

I'd like to find honest people who are not going to rip me off.

I would probably take the risk at $500, but $1k feels more of a ripoff like most guru programs. don't waste your time if they don't meet your criteria there is ZERO chance they will meet this guys.. remember they make their money with you folks dreaming of making money and paying for the dream.. 

A paid off property throws off more cash than a leveraged property.

Start with Reonomy or Costar to identify all the 100+ units in your target market (on and off market) and then see if you can get into direct contact with some owners.

But I would have the HELOC paid off.

Quote from @Michael Ewers: Hey y'all, Wondering what is the best marketing strategy for obtaining off market leads?

I want to reach out and get feedback on where I would be able to find off market self storage facilities and how to approach the owner?

What do i I need to write off travel that is used to look for a property to invest in?