I'd like to get some advice and opinions on what to look for whence purchasing either existing car washes or suitable locations for new car washes.

Nice to see another fellow SoCal investor here.First off, don't mix your investment strategy or decisions on markets that you visit or vacation.

You haven't given any reason why you shouldn't continue to rent the space My suggestion would be that if you don't want to live there, find a suitable roommate to take your place and do right by the landlord. 

During that time, the property we really want would probably be sold and we'd be back to searching for a suitable property.

Not much.That said, would I ever take my property off the market without a suitable EMD and a method of forfeiting it?

For example, numerous times this year, I was able to outbid other investors in the area (when I say "investors," I mean other entities related closely to my own business like that of "Home Visitors Franchisors).What was my secret in outbidding all of these real estate investors?

Did you live overseas on a visitor's visa?

I've also been blessed to find out what is currently working.I would also disagree with anyone who says it doesn't sound realistic, I think a more suitable word would be "typical".

You can look up "Form 3179w" as an example of a modification agreement suitable for use with Fannie/Freddie.

They will have to fill out a suitability questionnaire to get the proper bit flipped in our SQL database and get access to our deals.