My family of 6 live and own in a ranch style 3br/2.5ba house with completed bonus room upstairs in a HOA neighboorhood.

Now, a Mom and Pop style PM.

Self bio: 19single single-family homes rented and self managed all local all BRRRR style, cashflow avg 320 per home.  55% dti.

That brings up the questions of is it different style than the surrounding houses, is that an issue or demand difference, etc. 

And the "issue" with the downstairs shower is that the water pressure is lower, shower head points down not out, but its a handheld style so we tell her to hold it to get the water where she wants, "well then I have to wash my hair with two hands".

Then you have to fit to your life style.5. 

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!

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For a cleared idea, I had 5 bedrooms l, each having a key code style lock for privacy and security.

(Roughly same number of bedrooms, same style, same look, etc.)