As you can see from the chart, inquires have been steadily declining (there is fluctuation in the chart depending on how many vacancies we have).

Make sure your accountant knows you lived in it for 2 years of the last 5 to avoid that cap gains tax.

The one caveat I will add is that it is extremely location-dependent. 

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!

Augustine - Vilano Beach, depending on your budget.   

Or is there some other formula to get my MAO when dealing with pre foreclosures? 

The cost to run Facebook ads depends entirely on what you can afford.

We use QB for bookkeeping and accounting, and Relay Financial as our bank so we can automatically sort out a % for taxes and we pay those monthly/quarterly depending on what the township requires.

This is the most aggressive offer I have heard of.Aloha Greg, I've been tracking distressed MFUs nationwide and I am seeing an uptick in distressed (pre-foreclosure) MFU properties.

Payroll Taxes?