If your deal was in my area, I would buy it from you as is.Self service car washes (like coin laundry mats) are cash cows and much of the income can go unreported (its cash!!!)

I honestly do make decent coin in the industry, but it really is more about the game than the rewards.

Sometimes they just need out of their payments, this is an easy way to solve a problem and make some coin.

Pets are a good way to get more coin.

Is that coin op laundry?

I have also read many Nevada Myths websites too so I do see and understand there is another side to the coin.

It depends on a bunch of factors.Typically if it is listed then it comes down to what the owner owes on the property relative to today's value.Consideration of owner finance will depend on how much money you will be putting down.The amount down will have to cover the brokers commission and put some nice coin into the owners pocket.The seller will have to factor in if the place gets damaged,if you stop paying,the foreclosure time lines of your state,and redemption periods.I would calculate all the out and ask for double that amount with owner finance.To me it sounds like you are looking to owner finance for very little down.If that is the case you will be looking for one in a million.Even in the commercial arena finding sellers to hold seconds etc.or do owner finance is much tougher.They would rather sell today then have to foreclose on an owner financed property months down the road when the property is worth even less.Say you owner finance a 10 unit apartment building.Owner could sell today for cash for 500,000.You offer 600,000 with owner finance and some down.At first this offer appears tempting.Then you start analyzing.If you had 500,000 today INSTEAD of a note you can take advantage of the market by re-investing.If you instead owner finance at 600,000 then say the new owner has the property.Takes the 80% occupancy of the apartment and stops doing repairs to the property and takes money without servicing the note.Now it takes you 1 year to get the property back free and clear.The occupancy has dropped way down and now your 500k property is worth 350k in a down market.You have lost in this situation.With my sellers we got partial owner finance offers all the time.Many have very little funds and want the world.Cash buyers want too low of a price.Owner finance pays above market many times but the deal is weak with high risk.What I have to find is the sweet spot of a buyer putting 20 to 25% down where the debt service interest rate will be good enough and I can get the seller to let the property go for a good enough price.

Tenants pay electric and gas.loan would be about $250/mo 45k @ 5.75, 30yr, 3k closing6 unit:4 2 BR $650/ea2 studio $450/ea2010 figures3500 rents5768 taxes1500 ins2244 heat3600 electric1500 water1218 total monthlyAll brick 3 story, no landscaping, new furnance and half roof done in '05, all kitchen and bathroom remodeled, new windows, flooring, entry doors, carpets, coin laundry, stoves, refs, and smokes done in '06appriased 165k in '07, asking price 172k rents include utils, looks to be turn key, fully rented, no work needed, inspection tomorrow 3/19/11, i know it has older BX wiring and asbestos wrap around the heat vents between wallsI can get a comm loan. for 6% @ 25yr, with .25 $921/moThanks for your time,Justin

He has given me some invaluable advice and perhaps saved me some coin looking in a bad area!

I gotta say, when you get into commercial, you either gotta have deep pockets, or partners with a lotta coin!