So I grab water from the neighbor to wash the fridge . 

Most specifically I have been checking out car washes . 

I've had very good experience with WASH for the past 6+ years.Always quick to repair machines.

Some may think they can controll some of the matters that may arise, and maybe they can influence someone, but it's not necessary as usually family issues will eventually wash out to close probate.Just from a marketing stand point, you need to identify the center of influence, that may or may not be the executor of an estate, siblings may have odd relationships.

So my mortgage payment on that would be a wash from the rent that I would be getting.

Well, it's not a complete wash, because of the two factors I mentioned: time value of money and possibly rate arbitrage.

NO free laundry or your going to encourage everyone to your new free wash zone. 

Lots of people got washed out with this strategy when COVID first began.

I would lean towards more the Real Estate Debt Fund (6% return on $25,000 to $99,999) not the multi-unit or car wash funds.

Cost is $100 for a recirc pump, 5 gallon bucket, a set of washing machine water hoses and a few gallons of white vinegar.