Needing Advice On Leasing IBA

Recently small chain of convenience stores sold out to larger chain with offices located approx. 60 miles from here. They bought 5 locations in my town of 20K with 35K within 8 mile radius of city. Three of the locations had 3 of the 4 iba washes that are in the town. 2 friction 1 touchless. They shut the washes within a couple of days of takeover as they are "not in the carwash business" but in the petroleum business.

I am familiar with the washes as a consumer and friends with the maintenance man they kept on after the buyout. He was maintenace for washes as well as stores and pumps. Now he is just maintenance for pumps and stores. So he has knowledge of the washes and equipment.

I am considering approaching the new owners about a possible long term lease on 2 of the car washes, and the third is on a piece a property beside the store so a purchase of the third.
All washes were operating at time of closure and 2 of the 3 were always busy. The third had maintenance problems, but according to my buddy, owner wanted to use temporary fixes rather than actually repair as the chain had been for sale for over 2 years.

New to car wash business and in process of buying my first 4 bay self serve now. Not new to business as I currently own several other businesses now.

So thoughts on this investment??

Hers a few questions I would get answered to start the ball rolling. What is the condition of the 3 washes? What brand of wash? How old are they, how many washes are on them? Did anyone else do maintenance on them other than their own employee? What major components have been replaced in the last 2 years? How many gallons of gas does each location sell a month?

Lease terms. Find out if they will give you a trial period. It will be hard to swing this since they seem to have no interest in their wash program, but see if they would cover a % of cost for improvements. You need to determine what would be more profitable. Giving them "X" per car washed of paying a flat rate of "X" a month. Obviously if it’s a high volume location a low flat rate would be ideal.