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I would try apt buildings. My apartments take up a tenth the time the car washes do. You also know exactly how much you should make next month.
They really are an investment, and during a rougher economy more people are
renting, so rent is fairly high. Not the quick road to riches, but a good investment.
Generally speaking, most people are finding that self-service is no longer an attractive investment unless the area is an up and coming satellite community or a major shopping destination in a semi-rural area.
If the location is excellent, full-service or flex-serve formats can make a good investment because the assisted-service segment of the industry has been virtually ignored by the vast majority of carwash developers for last seven years or so.