It was built in the 1920 and is over 100 years old, meaning that a lot of big-ticket components are past their design life.

one of the partners that we went in on the deal with owned two other car washes nearby that are self-service wash style you mentioned and although our full service wash had a much higher average ticket value and overall more revenue, his other two washes averaged less than 1% in labor cost where our full service was would be between 20%-30% on any given day. we ran a detail crew of around 5 people and then had around 10 or so people on hand to handle the car wash traffic. we tried to get away with not hand drying the vehicles after they exited the wash but the previous owner had made that a staple of the business so when we stopped doing it people got frustrated and we decided to keep that a part of the process. in doing so that means you have to pay labor tax!

By the time you’re paying those inflated rates you should already have 10 golden ticket loans.

I think STR may be the ticket.

This could make your ADR less competitive, but if marketed correctly I'm betting that people might perceive more value, which keeps occupancy at least the same.I'm thinking of a model where you tell guests they have "add-ons included" like grocery delivery, prepared breakfast package, attraction tickets, inner tubes, etc.

So everything from a traffic ticket, to a drug offense, etc.  

Just like when tickets for a Steelers game are expensive you generally have more respectful fans, when they get cheap you get more people getting hammered and being jerks. 

I do not have any imminent capex or big ticket maintenance items (fingers crossed!)

I'm looking at some flips in Arizona and the math doesn't work out when you add in some of the big ticket items like a brand new AC.

Usually a ticket price around $100 for those ones.Hand out business cards, shake hands, kiss babies.