Look at the amazing growth in traffic on Indian Head Hwy.

Businesses bring traffic and noise.

It takes a minimum of 15 minutes to get to ANY freeway from my house, and the traffic here sucks because there's a light at EVERY intersection. 

@John Warren thanks so much, that's where I've landed at about 90% confidence, the only "issue" really is my impatience, so I need to be more disciplined.

Her background only showed minor traffic tickets.

If yes, then I guess I am being impatient.

Credit is perfect, but she's got four criminal results.  2 are from 6 years ago (marijuana/traffic), 1 is four years ago for $1,000 of property destruction, and 1 was last year for an "infraction". 

This allows me to drive and listen to my real estate books hand free while I drive through traffic.

The access to the car wash, what type model it is, the traffic counts, how many other car washes in the area, sightlines to the property ( on a hill,down in a hole,level), any cross anchor larger feeder traffic to site, parcel size layout and shape, etc. all play a vital role in the long time success of the dirt value along with other demographic metrics of course.There are not newly minted national credit leases at 9 caps with retail.

On the other end of the spectrum is a 100% transient park with nightly rental traffic, which will operate and perform more like a hotel.