It turns out the machine was allowing free washes, and with a replacement part should be back up and running. 

Also these things cost money to sell - agent fees (5-6%), whatever your buyer is going to ask for at closing or try to hit you at during inspections (likely several thousand) plus taxes.

Whether you're curious about cost-effective renovations, navigating building codes, or optimizing a property's layout, feel free to reach out.

I would recommend making use of all the free resources available through BiggerPockets and the internet.

My "middle" is close to my bottom price and I picked up another $75,000 of free equity, for a total of $198,000 free equity in 5 days on two properties in 2025. 

Feel free to call my office and speak with me if you want to look deeper. 

Consult your local CPA to calculate accurately and minimize your tax liability.

Post Dodd Frank sellers have continued the same bad practice of selling houses to occupants with financing at selling prices that are way high, can't be justified via any type of 3rd party valuation (appraisal, zestimate, tax value, even recent sales in the same area).   

To analyze deals efficiently, focus on key metrics like cash flow, cap rate, and expense ratios—make sure rental income covers mortgage, taxes, insurance, and maintenance while hitting your 6% cap rate target.

a lot of people will poo poo this, but I also live in a market where cash flow is low, property taxes are high and properties are expensive (which is a relative term).