Late To The Storage Unit Game?

I've owned retail businesses for a little over 20 years. The last three in particular have been very good to us. I was happy (and a bit lazy) when MMAs were in the upper 4% range as a stop gap until we figured out what moves to actually make. I'm thinking about buying my first storage unit business but worried I am late to the game. Some things options look good on paper but after I got a couple books on from 5+ years ago it makes me worry savvy investors have already scooped up any real deals.