While you are right that this is a terrible deal, I’ve been involved with a very successful car wash on leased land. The value is not just the property.
Take a moment to view the car wash I designed for an operator here in Charlottesville (https://www.coroflot.com/mwilson/Car-Wash-Role-Contract-Design-Architect). I’m licensed in Florida. If you’d like to discuss this, I’m happy to offer some free advice and insights.