I would do the financing and my family member would self manage at the property and get a cut of the cash flow, this to me is a low money down option and also not very time consuming as I would not be the boots on the ground.  

A few action steps you can take immediately:1)  EDUCATION & CONNECT: Believe me, you haven't watched enough videos and books, BUT without any CONTEXT (which only comes from real-world experience) most of the information/knowledge you're consuming is LOST on you and the seeming immensity of it all is potentially weighing you down preventing you from taking any action at all.Mistakes are inevitable.

If the car wash is automated, you have capital equipment, service, consumables, maintenance, etc. all to deal with.

They basically occupy two bedrooms with a bath in between, one of the rooms converted into a modest kitchenette. 

I am ok with a modest profit, especially because I have found an 8 plex I want to roll the money into, but I do not want to change the price too drastically.  

I'm not a turn key investor since I like value add deals and live in an area where it makes sense to buy and hold for cash flow and modest appreciation.

Then I'll have a true success story to brag (modestly) about and hopefully inspire others coming after me.. 

I already have a property that I'm doing time consuming work on so less work the better. 

As a result me and a few of my industry buddies started this site http://tanklessheaterguide.com/ to help out other consumers and property investors.

Neighborhood is up and coming, mostly modest SFH but some are being torn down to make room for duplexes.