We're considering selling a property Subject to (S2) -- meaning the buyer would pay closing costs and a downpayment, we keep the mortgage in our name, and the buyer would make the mortgage payments and monthly payments to us. 

You need to make sure there is room on the electrical panel to add larger appliances and also plumbing is easily accessible (to keep costs down). 

Hi Doug, my wife and I are looking to get into this type of business for displaced family's.

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

Traffic flow-does the traffic flow and the businesses right near the wash support these incomes and any potential growth.State of the equipment-is the equipment newer or older, is it well maintained?

Louis offers affordability, cash flow potential, and emerging market opportunities but also presents management challenges, unfamiliar markets, travel costs, local regulations, and crime rates.

Problem is, the first bank I've talked to said that I am going to get killed in fees, closing costs and interest, as it would be treated as 3 separate very small mortgages. 

I wasn't unprepared—I had a clear idea of my MAO,  ARV, and estimated repair costs.

In my test run of Tenant Turner, the salesperson quoted me the exact same capabilities, features, and cost as Showmojo.  

It has been shown to drive the cost of renting up for new tenants.