Is there anything recorded in the public records mentioning the problem with the s/d? 

I also used to sell the recording software they used to record the liens and then for the public to search them.

Whereas with a business in 10 years it could be acquired, move to another location, go public, completely change their business model, or just downright fail.

IMO, it's important to 'man up' when we make mistakes, especially here on a public forum with so many varied opinions.

Therefore, I try to find the owner through public records or other sources if it is a private owner. 

And the thought is our 2 million would go to attorneys for defense. some child gets maimed and I could see this being a pretty big deal with no substantial benefit to your cash flow and or ability to rent the units.. let them go to the public playground.

Hey I may be able to have some useful insight into this problem as I have worked at a car wash in the past, I'm unsure if this available to the general public and if so how much it would cost to purchase but we have this machine called a drive pur.

What IRS publication  was that from. 

Some markets/classes though only work on a cash basis (sometimes money order) - for them, I have the rent staggered throughout the month (I don't manage that many units) so I'm not transporting too much paper "risk" to the bank all at once.

It is a complete falacy to think an "S" operator would be valued above some of the top publicly held SFR and business REITs.