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I think you're right! My initial thoughts was "it's not going to come to you, so you gotta go get it" But at 2 hrs i just can't wrap my head around that.

Thank you "MEP001" I've been leaning in that direction...that distance is just a bit much

Im looking to making an offer on a small 4 bay wash in my state. problem for me is that its 2plus hours away from me distance-wise. My background is in residential Real-estate but i'd love to diversify and have always wanted a carwash on my books. Just based on Distance alone is it worth buying...